1639 Arts St · New Orleans, LA 70117

$130,000

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 225 Days on market

Built 1930 2,613 sqft lot $106/sqft · 34% below area Est $198k · 34% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

Key facts

• New drywall
• Plumbing roughed in
• New electrical

Tags

• LARGELY BEEN RENOVATED
• NEW WINDOWS
• NEW DRYWALL
• NEW ELECTRICAL
• PLUMBING ROUGHED IN
• CLOSE PROXIMITY TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.4% in New Orleans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 587 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $198,153
• List price: $130,000
• Delta: -34.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 N Villere St	0.21mi	1/1.0 (-1)	1,312 (+6%)	3mo	$90,000	$69	72
1014 Music St	0.46mi	2/2.0	1,214 (-2%)	5mo	$269,000	$222	68
1601 Mandeville St	0.28mi	3/1.0 (+1)	1,118 (-9%)	2mo	$155,000	$139	65
1625 Frenchmen St	0.50mi	3/2.0 (+1)	1,252 (+2%)	5mo	$170,000	$136	61
2618 N Rocheblave St	0.49mi	3/2.0 (+1)	1,168 (-5%)	1mo	$115,000	$98	59
621 Franklin Ave	0.73mi	2/2.0	1,192 (-3%)	2mo	$550,000	$461	54
3120 Urquhart St	0.57mi	3/1.0 (+1)	1,134 (-8%)	1mo	$90,000	$79	54
3130 N Tonti St	0.70mi	3/2.0 (+1)	1,252 (+2%)	5mo	$235,000	$188	52
919 Franklin Ave	0.53mi	2/1.5	1,414 (+15%)	4mo	$430,000	$304	45
2215 Mandeville St	0.47mi	3/2.0 (+1)	1,067 (-13%)	3mo	$85,000	$80	44
1431 Clouet St	0.50mi	3/2.0 (+1)	1,404 (+14%)	1mo	$307,000	$219	44
829 Montegut St	0.69mi	3/1.0 (+1)	1,073 (-13%)	1mo	$320,000	$298	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,596
• Equity at exit: $19,383

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $8,778
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70117

• Rents YoY: 2.5%
• Active inventory: 587
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$682
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $223

Break-even live

Break-even rent $1,205

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $296	-5% $259	+0% $223	+5% $186	+10% $149
Rent	-10% $105	-5% $164	+0% $223	+5% $281	+10% $340
Rate	-1.0pp $288	-0.5pp $256	base $223	+0.5pp $189	+1.0pp $155

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	23d	1	0.02mi
2516 N Roman St Unit 2518 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	5d	1	0.06mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	16d	1	0.10mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	18d	1	0.11mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	19d	1	0.15mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	5d	1	0.16mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	5d	1	0.18mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	19d	1	0.28mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	25d	1	0.28mi
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	25d	1	0.28mi
2625 Urquhart St New Orleans, LA	2.0	1.0	810	$1,100	$1.36	19d	1	0.29mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	25d	1	0.31mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	19d	1	0.31mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	19d	1	0.31mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	21d	1	0.31mi
1239 Saint Roch Ave New Orleans, LA	2.0	2.0	1500	$2,150	$1.43	5d	1	0.32mi
1226 Port St New Orleans, LA	3.0	1.0	1023	$1,650	$1.61	25d	1	0.33mi
2010 Saint Ferdinand St New Orleans, LA	2.0	1.0	909	$1,650	$1.82	25d	1	0.33mi
2269 N Prieur St New Orleans, LA	2.0	1.0	756	$1,250	$1.65	25d	1	0.34mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	5d	1	0.35mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	5d	1	0.35mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	25d	1	0.37mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	25d	1	0.38mi
1435 Marigny St New Orleans, LA	3.0	1.0	800	$1,300	$1.62	25d	1	0.38mi
2134 Saint Roch Ave New Orleans, LA	2.0	2.0	850	$1,500	$1.76	19d	1	0.38mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	25d	1	0.39mi
2129 Spain St New Orleans, LA	2.0	1.0	861	$1,500	$1.74	25d	1	0.40mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	18d	1	0.41mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	25d	1	0.41mi
1905 Montegut St New Orleans, LA	2.0	1.5	870	$1,275	$1.47	25d	1	0.41mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	25d	1	0.42mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	25d	1	0.42mi
2229 Saint Roch Ave New Orleans, LA	2.0	1.5	1200	$1,600	$1.33	22d	1	0.42mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	25d	1	0.43mi
2551 N Tonti St New Orleans, LA	2.0	2.0	800	$1,450	$1.81	25d	1	0.44mi
2219 Almonaster Ave Unit A New Orleans, LA	2.0	1.0	950	$1,500	$1.58	25d	1	0.45mi
1320 Feliciana St New Orleans, LA	2.0	2.0	1200	$2,000	$1.67	25d	1	0.46mi
2241 Eads St New Orleans, LA	2.0	1.0	867	$1,500	$1.73	25d	1	0.46mi
1033 Port St New Orleans, LA	2.0	1.0	935	$1,495	$1.60	5d	1	0.47mi
2123 Marigny St New Orleans, LA	1.0	1.0	700	$1,000	$1.43	5d	1	0.47mi

Listing history 41 events

1. 2026-06-21
   days on market $130,000 Active 225 DOM
2. 2026-06-18
   days on market $130,000 Active 222 DOM
3. 2026-06-17
   days on market $130,000 Active 221 DOM
4. 2026-06-16
   days on market $130,000 Active 220 DOM
5. 2026-06-15
   days on market $130,000 Active 219 DOM
6. 2026-06-13
   days on market $130,000 Active 217 DOM
7. 2026-06-10
   days on market $130,000 Active 214 DOM
8. 2026-06-09
   days on market $130,000 Active 213 DOM
9. 2026-06-08
   days on market $130,000 Active 212 DOM
10. 2026-06-07
    days on market $130,000 Active 211 DOM
11. 2026-06-05
    days on market $130,000 Active 208 DOM
12. 2026-06-03
    days on market $130,000 Active 207 DOM
13. 2026-06-02
    days on market $130,000 Active 206 DOM
14. 2026-06-01
    days on market $130,000 Active 205 DOM
15. 2026-05-31
    days on market $130,000 Active 204 DOM
16. 2026-05-13
    price $130,000 583-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

17. 2026-05-13
    price $130,000 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

18. 2026-05-05
    status Active 583-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

19. 2026-05-05
    status Active 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

20. 2026-05-05
    historical 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

21. 2026-02-24
    price $140,000 583-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

22. 2026-02-24
    price $140,000 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

23. 2026-02-04
    status Active 583-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

24. 2026-02-04
    status Active 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

25. 2026-02-04
    historical 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

26. 2025-12-18
    price $150,000 583-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

27. 2025-12-18
    price $150,000 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

28. 2025-11-05
    listed $160,000 Active 583-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

29. 2025-11-05
    listed $160,000 Active 585-char remark

    Show marketing remark (585 chars)

    Excellent Investment Opportunity just off Franklin and Claiborne Ave! This home has largely been renovated and just needs needs a purchaser to finish the project! The home was shored by Davie Shoring in 2022. The windows, drywall, and electrical are new. The plumbing has been roughed in. It sill needs kitchen cabinets, counter tops, light and plumbing fixtures, etc. Great location minutes to Downtown and French Quarter. St. Roch Market and other restaurants are in close proximity. Sold in As-is condition. Seller requires proof of funds or mortgage pre-approval with all offers.

30. 2024-09-20
    price $169,000
31. 2024-09-20
    price $180,000
32. 2024-09-16
    listed $169,000 Active
33. 2023-04-25
    listed $185,000
34. 2023-02-16
    listed $185,000
35. 2023-01-10
    listed $199,000
36. 2021-02-02
    soldstatus $142,650
37. 2021-01-29
    soldstatus $142,650 Closed
38. 2020-12-28
    status Pending
39. 2020-12-21
    listed $149,000
40. 2020-12-21
    listed $149,000 Active
41. 2006-10-18
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,837
• − Mortgage interest: −$7,282
• − Property taxes: −$1,793
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,782
• Taxable income: $679
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,507/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Orleans Parish
• NCES district ID: 2201170
• Math proficiency: 11% ▼ -52.00%
• Reading proficiency: 27% ▼ -46.00%
• Median HH income: $37,011
• Composite: 15.78/100
• National rank: #9271
• State rank: #69 of 98 in LA

Livability — New Orleans

• Score: 81/100
• State rank: #3
• US rank: #1383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime C- Employment D Housing B- Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Orleans, LA
• County: Orleans Parish · 338,817 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 513,025 people
• By 2030: 575,781 · +12.2%
• By 2040: 700,174 · +36.5%
• By 2050: 826,541 · +61.1%
• By 2075: 1,123,374 · +119.0%
• By 2100: 1,355,609 · +164.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid D (+67.0) · D 82.2% · R 15.2% · Other 2.7%
• 2008→2024 swing: +6.7pp toward D · 2008: 60.3pp · 2024: 67.0pp
• All cycles: 2024: D+67.0 2020: D+68.2 2016: D+66.2 2012: D+62.5 2008: D+60.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+1200.0% since first listed

26 events — show timeline

• 2026-05-13 Price Changed $130,000 AcadianaMLS
• 2026-05-13 Price Changed $130,000 GSREIN
• 2026-05-05 Relisted — AcadianaMLS
• 2026-05-05 Relisted — GSREIN
• 2026-05-05 Listing Removed — GSREIN
• 2026-02-24 Price Changed $140,000 AcadianaMLS
• 2026-02-24 Price Changed $140,000 GSREIN
• 2026-02-04 Relisted — AcadianaMLS
• 2026-02-04 Relisted — GSREIN
• 2026-02-04 Listing Removed — GSREIN
• 2025-12-18 Price Changed $150,000 AcadianaMLS
• 2025-12-18 Price Changed $150,000 GSREIN
• 2025-11-05 Listed $160,000 GSREIN
• 2025-11-05 Listed $160,000 AcadianaMLS
• 2024-09-20 Price Changed $169,000 GSREIN
• 2024-09-20 Price Changed $180,000 GSREIN
• 2024-09-16 Listed $169,000 AcadianaMLS
• 2023-04-25 Listed $185,000 AcadianaMLS
• 2023-02-16 Listed $185,000 AcadianaMLS
• 2023-01-10 Listed $199,000 AcadianaMLS
• 2021-02-02 Sold (Public Records) $142,650 Public Records
• 2021-01-29 Sold (MLS) $142,650 GSREIN
• 2020-12-28 Pending — GSREIN
• 2020-12-21 Listed $149,000 GSREIN
• 2020-12-21 Listed $149,000 AcadianaMLS
• 2006-10-18 Sold (Public Records) $10,000 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,793 · +1.1% YoY. Source: county tax records.