5000 St. Claude Ave · New Orleans, LA 70117

$250,000

4 bd · 2.0 ba · 2,590 sqft · SingleFamily public records · 468 Days on market

Built 1989 $97/sqft · 12% below area Est $282k · 11% 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 +28.5/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today...

Key facts

• Large front porch
• Large back porch
• Large plot of land

Tags

• LARGE FRONT PORCH
• LARGE BACK PORCH
• LARGE PLOT OF LAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,113/mo this rent would consume 82% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 468 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 12400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $250k implies a 1289% 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 468 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $282,180
• List price: $250,000
• Delta: -11.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Kentucky St	0.52mi	3/2.0 (-1)	2,439 (-6%)	3mo	$148,000	$61	58
1400 Egania St	0.29mi	3/3.0 (-1)	2,440 (-6%)	16mo	$210,000	$86	54
4826 Dauphine St	0.26mi	3/2.5 (-1)	2,211 (-15%)	11mo	$390,000	$176	47
632 Deslonde St	0.32mi	4/3.5	2,206 (-15%)	12mo	$655,000	$297	44
826 France St	0.74mi	4/4.0	2,364 (-9%)	3mo	$825,000	$349	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: 2.2%
• Equity multiple: 1.08×
• Total profit: $5,860
• Equity at exit: $37,276

10-year hold

• IRR: 11.3%
• Equity multiple: 1.86×
• Total profit: $60,498
• Equity at exit: $21,615

Cash invested: $70,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,113 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $752

Break-even live

Break-even rent $2,161

Max offer price $250,000

Occupancy floor 71%

Sensitivity live

Price	-10% $894	-5% $823	+0% $752	+5% $682	+10% $611
Rent	-10% $507	-5% $630	+0% $752	+5% $875	+10% $998
Rate	-1.0pp $878	-0.5pp $816	base $752	+0.5pp $688	+1.0pp $622

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	0.97mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.97mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	0.97mi
3400 Royal St New Orleans, LA	4.0	3.5	3300	$6,900	$2.09	44d	1	1.17mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	20d	1	1.18mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	24d	1	1.24mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	24d	1	1.34mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	4d	1	1.40mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	44d	1	1.44mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	2d	1	1.44mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	3d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $250,000 Active 468 DOM
2. 2026-06-17
   days on market $250,000 Active 467 DOM
3. 2026-06-16
   days on market $250,000 Active 466 DOM
4. 2026-06-15
   days on market $250,000 Active 465 DOM
5. 2026-06-13
   days on market $250,000 Active 463 DOM
6. 2026-06-10
   days on market $250,000 Active 460 DOM
7. 2026-06-09
   days on market $250,000 Active 459 DOM
8. 2026-06-08
   days on market $250,000 Active 458 DOM
9. 2026-06-07
   days on market $250,000 Active 457 DOM
10. 2026-06-05
    days on market $250,000 Active 454 DOM
11. 2026-06-03
    days on market $250,000 Active 453 DOM
12. 2026-06-02
    days on market $250,000 Active 452 DOM
13. 2026-06-01
    days on market $250,000 Active 451 DOM
14. 2026-05-31
    days on market $250,000 Active 450 DOM
15. 2025-09-08
    historical $2,000
16. 2025-08-04
    price $250,000 379-char remark

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

17. 2025-08-04
    price $250,000 381-char remark

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

18. 2025-06-15
    price $275,000 379-char remark

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

19. 2025-06-15
    price $275,000 381-char remark

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

20. 2025-05-22
    listed $2,000
21. 2025-03-07
    listed $299,000 Active 379-char remark

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

22. 2025-03-07
    listed $299,000 Active 381-char remark

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

23. 2025-03-07
    listed $250,000 Active

    Show marketing remark (381 chars)

    This property is well maintained with large bedrooms and open grand room. Large sitting rooms and living areas. Large front porch and back porch. Sits on a large plot of land. This property sits next to another property. Seller would like to sell the two houses together but will consider separate. The houses are zoned both commercial and residential. Book your showing today. ..

24. 2024-04-11
    price $295,000
25. 2024-03-01
    listed $295,000
26. 1987-02-04
    soldstatus $18,000

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 · 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: $37,358
• − Mortgage interest: −$14,004
• − Property taxes: −$2,703
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − Depreciation: −$7,273
• Taxable income: $5,353
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $7,745/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

-88.9% since first listed

12 events — show timeline

• 2025-09-08 Rental Removed $2,000 GSREIN
• 2025-08-04 Price Changed $250,000 AcadianaMLS
• 2025-08-04 Price Changed $250,000 GSREIN
• 2025-06-15 Price Changed $275,000 AcadianaMLS
• 2025-06-15 Price Changed $275,000 GSREIN
• 2025-05-22 Listed for Rent $2,000 GSREIN
• 2025-03-07 Listed $250,000 AcadianaMLS
• 2025-03-07 Listed $299,000 GSREIN
• 2025-03-07 Listed $299,000 AcadianaMLS
• 2024-04-11 Price Changed $295,000 GSREIN
• 2024-03-01 Listed $295,000 AcadianaMLS
• 1987-02-04 Sold (Public Records) $18,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,703 · -0.4% YoY. Source: county tax records.