5717 St Claude Ave · New Orleans, LA 70117

$215,000

6 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 16 Days on market

Built 1940 Est $166k · 30% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Come One Come All To The Duplex Ball! Buy One or (Bundle up with 1629 St Maurice) Special Deal! This beautiful renovated double is a must have and is already cash flowing. Absolutely great for creating income, comfortable living or both. Features new appliances, laundry room, 3 bedrooms and one bath on one side. You have 2.5 bedrooms and one bath on the other. Pull up off street parking, central ac/heat, screened front porches, backyards, laundry rooms and separate plumbing.

Key facts

• Off street parking
• Laundry room
• New appliances

Tags

• NEW APPLIANCES
• LAUNDRY ROOM
• OFF STREET PARKING
• CENTRAL AC HEAT
• SCREENED FRONT PORCHES
• BACKYARDS

Property features AI

Finance

• Financial info: Property has 2 units; Unit 5717 actual rent: $1,348; Unit 5719 actual rent: $1,200; Tenants pay electricity, gas, and water

Exterior

• Parking: Off-street parking for two vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story property; Raised foundation; Vinyl siding; Asphalt shingle roof
• Construction: Built with vinyl siding; Raised foundation; Asphalt shingle roof
• Exterior features: Screened porch; Porch; Fence; City lot with rectangular shape

Interior

• Bedrooms: Unit 5717: 3 bedrooms; Unit 5719: 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Screens on windows; Enclosed porch; Very good condition

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive. Per door: $435/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 1 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,972/mo this rent would consume 78% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago 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 $21k; list at $215k implies a 924% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $211,775 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $165,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028-30 Tricou St	0.32mi	7/3.0 (+1)	1,790 (-1%)	2mo	$260,000	$145	74
1008 10 Charbonnet St	0.09mi	6/2.0	2,016 (+12%)	16mo	$46,000	$23	62
1205 07 Deslonde St	0.59mi	6/2.0	1,704 (-5%)	14mo	$125,000	$73	51
5437 39 N Prieur St	0.61mi	6/2.0	1,632 (-9%)	9mo	$150,000	$92	49

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $19,117
• Equity at exit: $32,057

10-year hold

• IRR: 17.0%
• Equity multiple: 2.36×
• Total profit: $82,026
• Equity at exit: $18,589

Cash invested: $60,200 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,972 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $870

Break-even live

Break-even rent $1,870

Max offer price $215,000

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,972
Total (2 units)			$2,972

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	0.97mi

Listing history 20 events

1. 2026-06-18
   days on market $215,000 Active 16 DOM
2. 2026-06-17
   days on market $215,000 Active 15 DOM
3. 2026-06-16
   days on market $215,000 Active 14 DOM
4. 2026-06-15
   days on market $215,000 Active 13 DOM
5. 2026-06-13
   statusdays on market $215,000 Active 11 DOM
6. 2026-04-19
   status Pending 479-char remark

   Show marketing remark (479 chars)

   Come One Come All To The Duplex Ball! Buy One or (Bundle up with 1629 St Maurice) Special Deal! This beautiful renovated double is a must have and is already cash flowing. Absolutely great for creating income, comfortable living or both. Features new appliances, laundry room, 3 bedrooms and one bath on one side. You have 2.5 bedrooms and one bath on the other. Pull up off street parking, central ac/heat, screened front porches, backyards, laundry rooms and separate plumbing.

7. 2026-04-19
   status Pending

   Show marketing remark (479 chars)

   Come One Come All To The Duplex Ball! Buy One or (Bundle up with 1629 St Maurice) Special Deal! This beautiful renovated double is a must have and is already cash flowing. Absolutely great for creating income, comfortable living or both. Features new appliances, laundry room, 3 bedrooms and one bath on one side. You have 2.5 bedrooms and one bath on the other. Pull up off street parking, central ac/heat, screened front porches, backyards, laundry rooms and separate plumbing.

8. 2026-04-09
   listed $215,000 Active 479-char remark

   Show marketing remark (479 chars)

   Come One Come All To The Duplex Ball! Buy One or (Bundle up with 1629 St Maurice) Special Deal! This beautiful renovated double is a must have and is already cash flowing. Absolutely great for creating income, comfortable living or both. Features new appliances, laundry room, 3 bedrooms and one bath on one side. You have 2.5 bedrooms and one bath on the other. Pull up off street parking, central ac/heat, screened front porches, backyards, laundry rooms and separate plumbing.

9. 2026-04-09
   listed $215,000 Active

   Show marketing remark (479 chars)

   Come One Come All To The Duplex Ball! Buy One or (Bundle up with 1629 St Maurice) Special Deal! This beautiful renovated double is a must have and is already cash flowing. Absolutely great for creating income, comfortable living or both. Features new appliances, laundry room, 3 bedrooms and one bath on one side. You have 2.5 bedrooms and one bath on the other. Pull up off street parking, central ac/heat, screened front porches, backyards, laundry rooms and separate plumbing.

10. 2026-04-01
    status Active
11. 2026-03-24
    status Active
12. 2025-12-07
    price $215,000
13. 2025-12-07
    price $215,000
14. 2025-04-03
    listed $235,000 Active
15. 2023-09-12
    listed $245,000
16. 2023-03-31
    price $245,000
17. 2023-02-07
    price $260,000
18. 2022-11-18
    price $270,000
19. 2022-07-08
    listed $245,000
20. 1977-07-15
    soldstatus $21,000

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,328 · $194/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,664
• − Mortgage interest: −$12,043
• − Property taxes: −$2,328
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,853
• − Management: −$2,853
• − Depreciation: −$6,255
• Taxable income: $7,460
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $8,654/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

+923.8% since first listed

15 events — show timeline

• 2026-04-19 Pending — AcadianaMLS
• 2026-04-19 Pending — GSREIN
• 2026-04-09 Listed $215,000 GSREIN
• 2026-04-09 Listed $215,000 AcadianaMLS
• 2026-04-01 Relisted — AcadianaMLS
• 2026-03-24 Relisted — AcadianaMLS
• 2025-12-07 Price Changed $215,000 AcadianaMLS
• 2025-12-07 Price Changed $215,000 GSREIN
• 2025-04-03 Listed $235,000 AcadianaMLS
• 2023-09-12 Listed $245,000 AcadianaMLS
• 2023-03-31 Price Changed $245,000 GSREIN
• 2023-02-07 Price Changed $260,000 GSREIN
• 2022-11-18 Price Changed $270,000 GSREIN
• 2022-07-08 Listed $245,000 AcadianaMLS
• 1977-07-15 Sold (Public Records) $21,000 Public Records

Property tax history

+12.0%/yr

Latest (2026): $2,328 · +132.9% YoY. Source: county tax records.