5450-52 Burgundy St · New Orleans, LA 70117

$206,000

4 bd · 2.0 ba · 1,474 sqft · MultiFamily public records · 182 Days on market

Built 1949 5,087 sqft lot $140/sqft · 11% above area Est $186k · 11% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER,NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

Key facts

• Water heater
• Upgraded renovations
• Covered patio

Tags

• NEW ROOF
• WATER HEATER
• NEW AC
• UPGRADED RENOVATIONS
• DEEP OVERSIZED LOT
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $206k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $206k).
• Recommended offer: $181k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 17d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,501/mo this rent would consume 66% 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 $58k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $151k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — 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 $181,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1949 — 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 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: 1.21% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $185,769
• List price: $206,000
• Delta: 10.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5450-52 Burgundy St	0.01mi	4/2.0	1,471 (-0%)	23mo	$185,000	$126	80
5445 47 Burgundy St	0.03mi	4/2.0	1,392 (-6%)	22mo	$133,000	$96	71
5445-47 Burgundy St	0.04mi	4/—	1,392 (-6%)	22mo	$133,000	$96	71
5721 23 Royal St	0.22mi	4/2.0	1,508 (+2%)	20mo	$150,000	$99	69
5406 Urquhart St	0.30mi	4/2.0	1,368 (-7%)	12mo	$90,000	$66	64
5020 Chartres St	0.35mi	4/2.0	1,600 (+8%)	12mo	$177,000	$111	59
1001 3 Gordon St	0.33mi	4/2.0	1,580 (+7%)	22mo	$170,000	$108	54

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,995
• Equity at exit: $30,715

10-year hold

• IRR: 11.4%
• Equity multiple: 1.87×
• Total profit: $50,207
• Equity at exit: $17,811

Cash invested: $57,680 (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: 13.7×

Monthly cashflow live

• Estimated rent: $2,501 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$86
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $623

Break-even live

Break-even rent $1,713

Max offer price $206,000

Occupancy floor 70%

Sensitivity live

Price	-10% $739	-5% $681	+0% $623	+5% $564	+10% $506
Rent	-10% $425	-5% $524	+0% $623	+5% $721	+10% $820
Rate	-1.0pp $726	-0.5pp $675	base $623	+0.5pp $569	+1.0pp $515

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,500
Total (2 units)			$2,501

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.04mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	0.20mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	0.20mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	4d	1	0.30mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	16d	1	0.35mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.36mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	0.37mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	0.37mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.37mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.38mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.39mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.39mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.41mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	4d	1	0.44mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	4d	1	0.67mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	24d	1	0.74mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	0.82mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	22d	1	0.82mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	0.83mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	0.88mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	4d	1	0.88mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	3d	1	0.89mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	0.97mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	24d	1	0.98mi
1403 Lesseps St New Orleans, LA	3.0	3.0	1700	$1,800	$1.06	12d	1	1.02mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	1.02mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	4d	1	1.02mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	24d	1	1.05mi
1411 France St New Orleans, LA	3.0	2.0	1525	$2,000	$1.31	24d	1	1.08mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	24d	1	1.10mi
4021 St Claude Ave New Orleans, LA	4.0	2.0	1016	$1,275	$1.25	4d	1	1.11mi
1200 Southlawn Blvd New Orleans, LA	3.0	2.0	950	$1,725	$1.82	24d	1	1.13mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	11d	1	1.21mi
2539 Fats Domino Ave New Orleans, LA	3.0	2.0	1184	$1,850	$1.56	21d	1	1.27mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	24d	1	1.27mi
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	1.28mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	1.28mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	1.28mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	1.28mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	24d	1	1.30mi

Listing history 24 events

1. 2026-06-18
   days on market $206,000 Active 182 DOM
2. 2026-06-17
   days on market $206,000 Active 181 DOM
3. 2026-06-16
   days on market $206,000 Active 180 DOM
4. 2026-06-15
   days on market $206,000 Active 179 DOM
5. 2026-06-13
   days on market $206,000 Active 177 DOM
6. 2026-06-10
   days on market $206,000 Active 174 DOM
7. 2026-06-09
   days on market $206,000 Active 173 DOM
8. 2026-06-08
   days on market $206,000 Active 172 DOM
9. 2026-06-07
   days on market $206,000 Active 171 DOM
10. 2026-06-05
    days on market $206,000 Active 168 DOM
11. 2026-06-03
    days on market $206,000 Active 167 DOM
12. 2026-06-02
    days on market $206,000 Active 166 DOM
13. 2026-06-01
    days on market $206,000 Active 165 DOM
14. 2026-05-31
    days on market $206,000 Active 164 DOM
15. 2026-02-04
    price $206,000 352-char remark

    Show marketing remark (353 chars)

    LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER, NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

16. 2026-02-04
    price $206,000 353-char remark

    Show marketing remark (353 chars)

    LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER, NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

17. 2026-01-02
    status Active 353-char remark

    Show marketing remark (353 chars)

    LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER, NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

18. 2025-12-08
    status Pending 353-char remark

    Show marketing remark (353 chars)

    LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER, NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

19. 2025-11-24
    listed $215,000 Active 352-char remark

    Show marketing remark (353 chars)

    LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER, NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

20. 2025-11-24
    listed $215,000 Active 353-char remark

    Show marketing remark (353 chars)

    LOCATION, LOCATION, LOCATION, INCOME GENERATION INVESTMENT OPPORTUNITY FOR OWNER OCCUPIED OR LEASE BOTH UNITS. PLENTY NEW CONSTRUCTION AND RENOVATIONS THROUGHOUT. JUST A FEW BLOCKS TO THE RIVER. NEW ROOF, WATER HEATER, NEW AC AND UPGRADED RENOVATIONS. X FLOOD ZONE, DEEP OVERSIZED LOT, COVERED PATIO AND SHED. POTENTIAL FOR INCREASED RENT ON BOTH SIDES.

21. 2024-07-11
    listed $185,000
22. 2019-08-12
    soldstatus $150,800
23. 2019-03-26
    listed $145,000
24. 2009-03-23
    listed $132,000

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $1,446 · $121/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: $30,012
• − Mortgage interest: −$11,539
• − Property taxes: −$1,446
• − Insurance: −$1,828
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$5,993
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $6,415/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

+56.1% since first listed

10 events — show timeline

• 2026-02-04 Price Changed $206,000 AcadianaMLS
• 2026-02-04 Price Changed $206,000 GSREIN
• 2026-01-02 Relisted — GSREIN
• 2025-12-08 Pending — GSREIN
• 2025-11-24 Listed $215,000 GSREIN
• 2025-11-24 Listed $215,000 AcadianaMLS
• 2024-07-11 Listed $185,000 AcadianaMLS
• 2019-08-12 Sold (Public Records) $150,800 Public Records
• 2019-03-26 Listed $145,000 AcadianaMLS
• 2009-03-23 Listed $132,000 AcadianaMLS

Property tax history

+9.3%/yr

Latest (2026): $1,446 · -19.2% YoY. Source: county tax records.