3125-27 Arts St · New Orleans, LA 70122

$190,000

4 bd · 2.0 ba · 1,533 sqft · MultiFamily public records · 103 Days on market

Built 1950 8,271 sqft lot $124/sqft · 5% above area Est $180k · 5% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.1/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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

Call to schedule your appointment to view the Multi-Family home in Gentilly. This spacious home provides unit # 3127 with 3 bedrooms, one full and one half bathroom , unit #3125 provides 2 bedrooms, one full bathroom and a bonus room. Each side of the home has a gated and fenced driveway with off street parking. Each side includes; ceiling fans, laminate flooring, washer/dryer hook-ups, a stove, refrigerator, and microwave. The sellers will not make any repairs .The property will be sold "As Is". Proof of Funds must be submitted with all offers. 5 attached lots are also part of the property. New roof installed March 13,2026.

Key facts

• Laminate flooring
• Off street parking
• 5 attached lots

Tags

• GATED AND FENCED DRIVEWAY
• OFF STREET PARKING
• CEILING FANS
• LAMINATE FLOORING
• BONUS ROOM
• 5 ATTACHED LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 soft (-0.6%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,867/mo this rent would consume 70% of the median local household income ($49k/yr) (locally 2150% 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.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.51% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.08%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $180,361
• List price: $190,000
• Delta: 5.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3533 Piedmont Dr	0.27mi	4/2.0	1,605 (+5%)	20mo	$250,000	$156	63
2258 60 Pleasure St	0.25mi	5/2.0 (+1)	1,600 (+4%)	17mo	$174,000	$109	62
2467/2469 N Tonti St	0.67mi	4/2.0	1,475 (-4%)	2mo	$175,000	$119	61
3025 Saint Roch Ave	0.15mi	3/2.0 (-1)	1,317 (-14%)	6mo	$126,000	$96	60
2625 27 Sage St	0.27mi	4/2.0	1,668 (+9%)	19mo	$302,500	$181	57
2633 35 Gladiolus St	0.62mi	4/2.0	1,632 (+6%)	7mo	$226,000	$138	54
2755 N Rocheblave St	0.61mi	4/2.0	1,408 (-8%)	8mo	$105,000	$75	51
2483 85 Verbena St	0.65mi	4/2.5	1,680 (+10%)	4mo	$237,000	$141	48
3638 40 Elysian Fields Ave	0.59mi	4/2.0	1,671 (+9%)	18mo	$289,000	$173	42
3962-64 Pauger St	0.72mi	4/2.0	1,740 (+14%)	9mo	$265,000	$152	36
2421 Port St	0.69mi	4/4.0	1,344 (-12%)	7mo	$40,000	$30	34
2437-2439 St Roch Ave	0.55mi	3/3.0 (-1)	1,750 (+14%)	11mo	$51,000	$29	33

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-6,512
• Equity at exit: $28,330

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $4,814
• Equity at exit: $16,428

Cash invested: $53,200 (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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,867 high
• Mortgage (P&I): −$996
• Tax from tax record: −$255 /mo · $3,057/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $508

Break-even live

Break-even rent $2,224

Max offer price $190,000

Occupancy floor 77%

Sensitivity live

Price	-10% $616	-5% $562	+0% $508	+5% $454	+10% $401
Rent	-10% $282	-5% $395	+0% $508	+5% $621	+10% $735
Rate	-1.0pp $604	-0.5pp $556	base $508	+0.5pp $459	+1.0pp $409

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,519
1× unit	2	1	$1,349
Total (2 units)			$2,867

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	22d	1	0.20mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	25d	1	0.28mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	0.30mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	0.30mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	21d	1	0.33mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	45d	1	0.35mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	25d	1	0.45mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	4d	1	0.53mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	25d	1	0.68mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	17d	1	0.69mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	0.77mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	25d	1	0.80mi
2515 N Galvez St New Orleans, LA	4.0	2.0	1200	$1,200	$1.00	11d	1	0.80mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	21d	1	0.82mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	25d	1	0.83mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	18d	1	0.83mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	25d	1	0.84mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	25d	1	0.85mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	25d	1	0.85mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	17d	1	0.86mi
3302 Metropolitan St New Orleans, LA	4.0	2.5	1700	$2,200	$1.29	18d	1	0.88mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	25d	1	0.89mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	25d	1	0.90mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	4d	1	0.91mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	25d	1	0.93mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	25d	1	0.99mi
2114 Feliciana St Unit A New Orleans, LA	3.0	2.0	1134	$1,500	$1.32	17d	1	1.01mi
2114 Feliciana St Unit A New Orleans, LA	3.0	2.0	1134	$1,500	$1.32	25d	1	1.01mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	21d	1	1.03mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	25d	1	1.05mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	1.07mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	25d	1	1.13mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	18d	1	1.14mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	25d	1	1.15mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	25d	1	1.16mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	17d	1	1.17mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	1.17mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	25d	1	1.17mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	1.17mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	25d	1	1.21mi

Listing history 18 events

1. 2026-06-21
   days on market $190,000 Active 103 DOM
2. 2026-06-18
   days on market $190,000 Active 100 DOM
3. 2026-06-17
   days on market $190,000 Active 99 DOM
4. 2026-06-16
   days on market $190,000 Active 98 DOM
5. 2026-06-15
   days on market $190,000 Active 97 DOM
6. 2026-06-13
   days on market $190,000 Active 95 DOM
7. 2026-06-10
   days on market $190,000 Active 92 DOM
8. 2026-06-09
   days on market $190,000 Active 91 DOM
9. 2026-06-08
   days on market $190,000 Active 90 DOM
10. 2026-06-07
    days on market $190,000 Active 89 DOM
11. 2026-06-05
    days on market $190,000 Active 86 DOM
12. 2026-06-03
    days on market $190,000 Active 85 DOM
13. 2026-06-02
    days on market $190,000 Active 84 DOM
14. 2026-06-01
    days on market $190,000 Active 83 DOM
15. 2026-05-31
    days on market $190,000 Active 82 DOM
16. 2026-03-27
    price $190,000 642-char remark

    Show marketing remark (642 chars)

    Call to schedule your appointment to view the Multi-Family home in Gentilly. This spacious home provides unit # 3127 with 3 bedrooms, one full and one half bathroom , unit #3125 provides 2 bedrooms, one full bathroom and a bonus room. Each side of the home has a gated and fenced driveway with off street parking. Each side includes; ceiling fans, laminate flooring, washer/dryer hook-ups, a stove, refrigerator, and microwave. The sellers will not make any repairs .The property will be sold "As Is". Proof of Funds must be submitted with all offers. 5 attached lots are also part of the property. New roof installed March 13,2026.

17. 2026-03-09
    listed $220,000 Active 642-char remark

    Show marketing remark (642 chars)

    Call to schedule your appointment to view the Multi-Family home in Gentilly. This spacious home provides unit # 3127 with 3 bedrooms, one full and one half bathroom , unit #3125 provides 2 bedrooms, one full bathroom and a bonus room. Each side of the home has a gated and fenced driveway with off street parking. Each side includes; ceiling fans, laminate flooring, washer/dryer hook-ups, a stove, refrigerator, and microwave. The sellers will not make any repairs .The property will be sold "As Is". Proof of Funds must be submitted with all offers. 5 attached lots are also part of the property. New roof installed March 13,2026.

18. 2025-06-16
    listed $198,900 Active

ⓘ 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: $3,057 · $255/mo
• Projected year-2 tax: $3,057 · $255/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 9/10 Extreme FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 20 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: $34,404
• − Mortgage interest: −$10,643
• − Property taxes: −$3,057
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$5,527
• Taxable income: $3,604
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $5,232/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

-4.5% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $190,000 AcadianaMLS
• 2026-03-09 Listed $220,000 AcadianaMLS
• 2025-06-16 Listed $198,900 AcadianaMLS

Property tax history

+16.6%/yr

Latest (2026): $3,057 · +1.1% YoY. Source: county tax records.