1744 Duels St · New Orleans, LA 70119

$150,000

3 bd · 2.0 ba · 1,141 sqft · SingleFamily public records · 29 Days on market

Built 1960 Est $227k · 34% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1744 Duels St, a classic Fairgrounds area home tucked on a quiet block just steps from some of the city's best amenities. This property offers solid bones, a single-story layout, and the chance to bring your vision to life. Home will need sprucing to make it yours, but the location delivers immediate value. Enjoy unbeatable proximity to New Orleans staples: * 0.3 miles to the Fair Grounds Race Course & Jazz Fest * 0.5 miles to City Park (Tad Gormley, Big Lake, NOMA, and the Sculpture Garden) * 0.6 miles to Esplanade Ave dining and coffee shops * 1.0 mile to Canal St. * 1.2 miles to I-610 for quick Uptown, Downtown, and Metairie access Whether you're an investor seeking a high-demand rental corridor or a buyer looking for a project in a central, walkable pocket, this home offers the opportunity to customize, update, and build equity in a neighborhood known for long-term ownership and steady appreciation.

Key facts

• 1.0 mile to canal st
• 1.2 miles to i-610
• Single story layout

Tags

• SINGLE STORY LAYOUT
• 0.5 MILES TO CITY PARK
• 1.0 MILE TO CANAL ST
• 1.2 MILES TO I-610

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

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 ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% of the median local income ($53k/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 $1k 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 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $150k implies a 178% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.10% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $227,059
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1744 Duels St	0.00mi	3/1.0	1,141 (0%)	1mo	$138,000	$121	95
2531 Aubry St	0.33mi	3/2.0	1,231 (+8%)	0mo	$270,000	$219	72
2227 D'abadie St	0.45mi	3/2.0	1,080 (-5%)	7mo	$215,000	$199	64
2909 Aubry St	0.44mi	3/2.0	1,289 (+13%)	1mo	$520,000	$403	57
2411 Republic St	0.26mi	3/2.0	1,310 (+15%)	8mo	$212,500	$162	57
1520 N Dorgenois St	0.66mi	3/1.0	1,258 (+10%)	1mo	$179,000	$142	48
1539 N Broad St	0.63mi	2/1.0 (-1)	1,222 (+7%)	3mo	$177,500	$145	47
2831 Ponce De Leon St	0.66mi	2/2.5 (-1)	1,041 (-9%)	5mo	$395,000	$379	43
1714 Aubry St	0.66mi	3/1.0	1,008 (-12%)	3mo	$73,000	$72	43
1561 N Broad St	0.59mi	2/2.0 (-1)	1,302 (+14%)	2mo	$348,000	$267	43
3253 Desaix Blvd	0.68mi	2/2.0 (-1)	1,300 (+14%)	3mo	$200,000	$154	38
2936 Fortin St	0.74mi	2/1.0 (-1)	973 (-15%)	0mo	$364,450	$375	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.65×
• Total profit: $-14,877
• Equity at exit: $22,365

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-13,132
• Equity at exit: $12,969

Cash invested: $42,000 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $223

Break-even live

Break-even rent $1,368

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $308	-5% $266	+0% $223	+5% $181	+10% $138
Rent	-10% $93	-5% $158	+0% $223	+5% $288	+10% $354
Rate	-1.0pp $299	-0.5pp $261	base $223	+0.5pp $184	+1.0pp $145

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	25d	1	0.02mi
1737 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	25d	1	0.02mi
2130 N Broad St Unit 1A New Orleans, LA	2.0	1.0	925	$1,500	$1.62	25d	1	0.05mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	25d	1	0.06mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	17d	1	0.13mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	5d	1	0.14mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	4d	1	0.14mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	22d	1	0.22mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	5d	1	0.23mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	5d	1	0.23mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	25d	1	0.26mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	25d	1	0.27mi
1922 Industry St Unit B New Orleans, LA	2.0	2.0	963	$1,325	$1.38	3d	1	0.27mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	16d	1	0.29mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	17d	1	0.29mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	25d	1	0.30mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	25d	1	0.31mi
2913 St Bernard Ave Unit A New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	25d	1	0.31mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	25d	1	0.34mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	22d	1	0.35mi
1816 Benefit St New Orleans, LA	2.0	1.0	1148	$1,300	$1.13	17d	1	0.36mi
1506 Treasure St Unit 1506 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	25d	1	0.37mi
2525 D'Abadie St Unit 2525 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	21d	1	0.40mi
2525 D'Abadie St New Orleans, LA	2.0	1.0	960	$1,400	$1.46	21d	1	0.40mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	21d	1	0.40mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	5d	1	0.40mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	4d	1	0.40mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	25d	1	0.40mi
3015 Castiglione St New Orleans, LA	2.0	1.0	1075	$1,500	$1.40	25d	1	0.40mi
1868 Benefit St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	25d	1	0.40mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	5d	1	0.40mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	4d	1	0.40mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	25d	1	0.41mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	25d	1	0.41mi
2432 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	16d	1	0.42mi
2826 Aubry St New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	12d	1	0.42mi
2434 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	16d	1	0.42mi
1776 N Miro St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	25d	1	0.43mi
2902 Aubry St New Orleans, LA	2.0	1.0	890	$1,350	$1.52	25d	1	0.44mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	18d	1	0.45mi

Listing history 11 events

1. 2026-04-28
   status Pending 931-char remark

   Show marketing remark (931 chars)

   Welcome to 1744 Duels St, a classic Fairgrounds area home tucked on a quiet block just steps from some of the city's best amenities. This property offers solid bones, a single-story layout, and the chance to bring your vision to life. Home will need sprucing to make it yours, but the location delivers immediate value. Enjoy unbeatable proximity to New Orleans staples: * 0.3 miles to the Fair Grounds Race Course & Jazz Fest * 0.5 miles to City Park (Tad Gormley, Big Lake, NOMA, and the Sculpture Garden) * 0.6 miles to Esplanade Ave dining and coffee shops * 1.0 mile to Canal St. * 1.2 miles to I-610 for quick Uptown, Downtown, and Metairie access Whether you're an investor seeking a high-demand rental corridor or a buyer looking for a project in a central, walkable pocket, this home offers the opportunity to customize, update, and build equity in a neighborhood known for long-term ownership and steady appreciation.

2. 2026-04-27
   status Pending
3. 2026-03-29
   price $150,000 931-char remark

   Show marketing remark (931 chars)

   Welcome to 1744 Duels St, a classic Fairgrounds area home tucked on a quiet block just steps from some of the city's best amenities. This property offers solid bones, a single-story layout, and the chance to bring your vision to life. Home will need sprucing to make it yours, but the location delivers immediate value. Enjoy unbeatable proximity to New Orleans staples: * 0.3 miles to the Fair Grounds Race Course & Jazz Fest * 0.5 miles to City Park (Tad Gormley, Big Lake, NOMA, and the Sculpture Garden) * 0.6 miles to Esplanade Ave dining and coffee shops * 1.0 mile to Canal St. * 1.2 miles to I-610 for quick Uptown, Downtown, and Metairie access Whether you're an investor seeking a high-demand rental corridor or a buyer looking for a project in a central, walkable pocket, this home offers the opportunity to customize, update, and build equity in a neighborhood known for long-term ownership and steady appreciation.

4. 2026-03-29
   price $150,000

   Show marketing remark (931 chars)

   Welcome to 1744 Duels St, a classic Fairgrounds area home tucked on a quiet block just steps from some of the city's best amenities. This property offers solid bones, a single-story layout, and the chance to bring your vision to life. Home will need sprucing to make it yours, but the location delivers immediate value. Enjoy unbeatable proximity to New Orleans staples: * 0.3 miles to the Fair Grounds Race Course & Jazz Fest * 0.5 miles to City Park (Tad Gormley, Big Lake, NOMA, and the Sculpture Garden) * 0.6 miles to Esplanade Ave dining and coffee shops * 1.0 mile to Canal St. * 1.2 miles to I-610 for quick Uptown, Downtown, and Metairie access Whether you're an investor seeking a high-demand rental corridor or a buyer looking for a project in a central, walkable pocket, this home offers the opportunity to customize, update, and build equity in a neighborhood known for long-term ownership and steady appreciation.

5. 2026-03-29
   listed $165,000 Active 931-char remark

   Show marketing remark (931 chars)

   Welcome to 1744 Duels St, a classic Fairgrounds area home tucked on a quiet block just steps from some of the city's best amenities. This property offers solid bones, a single-story layout, and the chance to bring your vision to life. Home will need sprucing to make it yours, but the location delivers immediate value. Enjoy unbeatable proximity to New Orleans staples: * 0.3 miles to the Fair Grounds Race Course & Jazz Fest * 0.5 miles to City Park (Tad Gormley, Big Lake, NOMA, and the Sculpture Garden) * 0.6 miles to Esplanade Ave dining and coffee shops * 1.0 mile to Canal St. * 1.2 miles to I-610 for quick Uptown, Downtown, and Metairie access Whether you're an investor seeking a high-demand rental corridor or a buyer looking for a project in a central, walkable pocket, this home offers the opportunity to customize, update, and build equity in a neighborhood known for long-term ownership and steady appreciation.

6. 2026-03-29
   listed $165,000 Active

   Show marketing remark (931 chars)

   Welcome to 1744 Duels St, a classic Fairgrounds area home tucked on a quiet block just steps from some of the city's best amenities. This property offers solid bones, a single-story layout, and the chance to bring your vision to life. Home will need sprucing to make it yours, but the location delivers immediate value. Enjoy unbeatable proximity to New Orleans staples: * 0.3 miles to the Fair Grounds Race Course & Jazz Fest * 0.5 miles to City Park (Tad Gormley, Big Lake, NOMA, and the Sculpture Garden) * 0.6 miles to Esplanade Ave dining and coffee shops * 1.0 mile to Canal St. * 1.2 miles to I-610 for quick Uptown, Downtown, and Metairie access Whether you're an investor seeking a high-demand rental corridor or a buyer looking for a project in a central, walkable pocket, this home offers the opportunity to customize, update, and build equity in a neighborhood known for long-term ownership and steady appreciation.

7. 1994-02-02
   soldstatus $54,000
8. 1994-02-01
   soldstatus $47,000
9. 1993-11-30
   listed $59,000
10. 1993-11-30
    listed $59,000
11. 1984-02-07
    soldstatus $65,000

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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: $19,805
• − Mortgage interest: −$8,402
• − Property taxes: −$1,981
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,364
• Taxable income: $342
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,596/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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

+130.8% since first listed

11 events — show timeline

• 2026-04-28 Pending — AcadianaMLS
• 2026-04-27 Pending — GSREIN
• 2026-03-29 Price Changed $150,000 AcadianaMLS
• 2026-03-29 Price Changed $150,000 GSREIN
• 2026-03-29 Listed $165,000 GSREIN
• 2026-03-29 Listed $165,000 AcadianaMLS
• 1994-02-02 Sold (Public Records) $54,000 Public Records
• 1994-02-01 Sold (MLS) $47,000 GSREIN
• 1993-11-30 Listed $59,000 GSREIN
• 1993-11-30 Listed $59,000 AcadianaMLS
• 1984-02-07 Sold (Public Records) $65,000 Public Records

Property tax history

+6.2%/yr

Latest (2026): $1,981 · +1.1% YoY. Source: county tax records.