1421 Tricou St · New Orleans, LA 70117

$100,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 21 Days on market

Built 1962 3,118 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Motivated Seller! Exceptional opportunity to bring this multi-family property to life. Designed with two spacious units (bottom unit ADA), each offering 3 bedrooms and 2 bathrooms (total 6 beds and 4 baths), this property is primed for completion with a new roof installed and framing already completed. Whether you're an owner-occupant seeking additional income potential or an investor looking to expand your real estate portfolio, the possibilities are endless. Stamped plans are completed--simply bring your vision and finishing touches to transform this property into a standout asset. Property may also be purchased as a package with two additional adjacent lots, MLS #2559527 and MLS #2559522.

Key facts

• Bottom unit ada
• New roof installed
• 3,118 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• BOTTOM UNIT ADA
• NEW ROOF INSTALLED
• STAMPED PLANS COMPLETED
• ADDITIONAL ADJACENT LOTS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; In poor condition
• Construction: Stucco and vinyl siding exterior; Shingle roof
• Exterior features: Outside city limits; Rectangular lot; Lot dimensions approximately 30 x 104

Interior

• Bathrooms: 4 full bathrooms
• Interior features: Accessibility features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• Market conditions: Rents rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,773/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 1988% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $100k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.57%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $215,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6435 Urquhart St	0.13mi	3/2.5	1,443 (-1%)	1mo	$235,000	$163	89
1705 Lamanche St	0.45mi	3/2.0	1,461 (-0%)	4mo	$115,000	$79	76
1404 Alexander Ave	0.46mi	3/1.0	1,494 (+2%)	7mo	$237,000	$159	65
1708 Andry St	0.69mi	3/2.0	1,521 (+4%)	3mo	$218,000	$143	59
6215 Dauphine St	0.46mi	2/2.0 (-1)	1,359 (-7%)	5mo	$215,000	$158	58
39 W Pamela Pl	0.36mi	2/2.0 (-1)	1,294 (-12%)	1mo	$190,000	$147	58
1717 Egania St	0.73mi	2/2.0 (-1)	1,428 (-2%)	3mo	$31,000	$22	54
7211 Claiborne Ct	0.56mi	3/2.0	1,589 (+8%)	6mo	$290,000	$183	54
5901 N Derbigny St	0.37mi	3/2.0	1,656 (+13%)	8mo	$83,320	$50	54
816 Lebeau St	0.68mi	3/2.0	1,342 (-8%)	2mo	$281,000	$209	52
6231-33 Dauphine St	0.46mi	4/4.0 (+1)	1,608 (+10%)	6mo	$85,000	$53	44
1043 Lebeau St	0.60mi	3/2.0	1,250 (-15%)	9mo	$135,000	$108	40

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: 24.9%
• Equity multiple: 2.02×
• Total profit: $28,573
• Equity at exit: $14,910

10-year hold

• IRR: 32.3%
• Equity multiple: 3.86×
• Total profit: $80,090
• Equity at exit: $8,646

Cash invested: $28,000 (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: 581
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $717

Break-even live

Break-even rent $865

Max offer price $100,000

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Delery St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	11d	1	0.02mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.07mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.20mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.23mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.28mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	21d	1	0.34mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.35mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.36mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.38mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	0.39mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.42mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	23d	1	0.42mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.42mi
1414 Alexander Ave Unit B Arabi, LA	2.0	2.0	1000	$1,600	$1.60	43d	1	0.43mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.44mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.47mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.47mi
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	23d	1	0.49mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	0.50mi
6608 Dauphine St Unit 6608 Arabi, LA	2.0	1.0	989	$1,325	$1.34	3d	1	0.51mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	10d	1	0.51mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.54mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	0.60mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	0.61mi
1810 Fats Domino Ave New Orleans, LA	2.0	2.0	975	$916	$0.94	23d	1	0.61mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	0.65mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.67mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.68mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	23d	1	0.69mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	0.71mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.72mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	43d	1	0.73mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	23d	1	0.74mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.74mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	0.80mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	23d	1	0.81mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	0.89mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.94mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.94mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	0.95mi

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 21 DOM
2. 2026-06-17
   days on market $100,000 Active 20 DOM
3. 2026-06-16
   days on market $100,000 Active 19 DOM
4. 2026-06-15
   days on market $100,000 Active 18 DOM
5. 2026-06-13
   days on market $100,000 Active 16 DOM
6. 2026-06-10
   days on market $100,000 Active 13 DOM
7. 2026-06-09
   days on market $100,000 Active 12 DOM
8. 2026-06-08
   days on market $100,000 Active 11 DOM
9. 2026-06-07
   days on market $100,000 Active 10 DOM
10. 2026-06-05
    days on market $100,000 Active 7 DOM
11. 2026-06-03
    days on market $100,000 Active 6 DOM
12. 2026-06-02
    days on market $100,000 Active 5 DOM
13. 2026-06-01
    days on market $100,000 Active 4 DOM
14. 2026-05-31
    days on market $100,000 Active 3 DOM
15. 2026-05-25
    listed $100,000 Active

    Show marketing remark (700 chars)

    Motivated Seller! Exceptional opportunity to bring this multi-family property to life. Designed with two spacious units (bottom unit ADA), each offering 3 bedrooms and 2 bathrooms (total 6 beds and 4 baths), this property is primed for completion with a new roof installed and framing already completed. Whether you're an owner-occupant seeking additional income potential or an investor looking to expand your real estate portfolio, the possibilities are endless. Stamped plans are completed--simply bring your vision and finishing touches to transform this property into a standout asset. Property may also be purchased as a package with two additional adjacent lots, MLS #2559527 and MLS #2559522.

16. 2026-05-25
    listed $100,000 Active 700-char remark

    Show marketing remark (700 chars)

    Motivated Seller! Exceptional opportunity to bring this multi-family property to life. Designed with two spacious units (bottom unit ADA), each offering 3 bedrooms and 2 bathrooms (total 6 beds and 4 baths), this property is primed for completion with a new roof installed and framing already completed. Whether you're an owner-occupant seeking additional income potential or an investor looking to expand your real estate portfolio, the possibilities are endless. Stamped plans are completed--simply bring your vision and finishing touches to transform this property into a standout asset. Property may also be purchased as a package with two additional adjacent lots, MLS #2559527 and MLS #2559522.

17. 2019-10-28
    soldstatus $60,000
18. 1976-12-21
    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: $610 · $51/mo
• Projected year-2 tax: $610 · $51/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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,270
• − Mortgage interest: −$5,602
• − Property taxes: −$610
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,909
• Taxable income: $7,449
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $6,815/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

+900.0% since first listed

4 events — show timeline

• 2026-05-25 Listed $100,000 AcadianaMLS
• 2026-05-25 Listed $100,000 GSREIN
• 2019-10-28 Sold (Public Records) $60,000 Public Records
• 1976-12-21 Sold (Public Records) $10,000 Public Records

Property tax history

-4.2%/yr

Latest (2026): $610 · +1.1% YoY. Source: county tax records.