2436 Gravier St · New Orleans, LA 70119

$189,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 177 Days on market

Built 2016 $168/sqft · 34% below area Est $288k · 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2-5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. ***Proof of funds required to show.

Key facts

• Large backyard
• Rear parking pad
• Newer construction

Tags

• NEWER CONSTRUCTION
• WALK IN CLOSET
• EN SUITE BATH
• FULLY FENCED LOT
• LARGE BACKYARD
• REAR PARKING PAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (2.8% below list).
• Recommended offer: $156k (17.4% below list) — sets the bar for cash-flow.
• Cap rate 7.8% vs local median 4.3% 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); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $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 177 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $189k implies a 759% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,112 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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 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: 0.97% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $287,545
• List price: $189,000
• Delta: -34.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 S Rocheblave St	0.28mi	2/2.0 (-1)	1,100 (-2%)	2mo	$295,000	$268	77
326 N Tonti St	0.60mi	3/2.0	1,137 (+1%)	3mo	$262,500	$231	68
2715 Palmyra St	0.35mi	2/1.0 (-1)	1,095 (-3%)	5mo	$180,000	$164	66
2525 Banks St	0.20mi	2/1.0 (-1)	1,235 (+10%)	6mo	$157,500	$128	60
412 S Gayoso St	0.45mi	3/2.0	1,250 (+11%)	7mo	$298,000	$238	55
2419 Iberville St	0.49mi	3/2.0	1,104 (-2%)	23mo	$220,000	$199	55
3023 Iberville St	0.68mi	3/2.0	1,204 (+7%)	2mo	$295,000	$245	55
1101 S Dupre St	0.64mi	2/2.0 (-1)	1,160 (+3%)	12mo	$155,000	$134	50
2721 Palmyra St	0.35mi	2/1.0 (-1)	1,200 (+7%)	17mo	$120,000	$100	49
723 S Gayoso St	0.46mi	3/1.0	1,220 (+8%)	14mo	$120,000	$98	48

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: -27.7%
• Equity multiple: 0.10×
• Total profit: $-47,635
• Equity at exit: $28,181

10-year hold

• IRR: -49.6%
• Equity multiple: -0.45×
• Total profit: $-76,610
• Equity at exit: $16,341

Cash invested: $52,920 (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: 384
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$991
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-186

Break-even live

Break-even rent $2,072

Max offer price $156,112

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-133	+0% $-186	+5% $-240	+10% $-293
Rent	-10% $-331	-5% $-259	+0% $-186	+5% $-114	+10% $-41
Rate	-1.0pp $-91	-0.5pp $-138	base $-186	+0.5pp $-235	+1.0pp $-285

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2539 Gravier St Unit 2541 New Orleans, LA	3.0	1.0	1115	$1,495	$1.34	18d	1	0.08mi
2321 Gravier St Unit 2321 New Orleans, LA	2.0	1.0	985	$1,500	$1.52	18d	1	0.10mi
2424 Tulane Ave New Orleans, LA	1.0–2.0	1.0–2.0	820	$1,882	$2.29	5d	10	0.10mi
2304 Gravier St Unit 2304 New Orleans, LA	3.0	2.0	1112	$1,800	$1.62	18d	1	0.11mi
2300 Gravier St Unit 2300 New Orleans, LA	2.0	1.0	1078	$1,395	$1.29	19d	1	0.12mi
2645 Gravier St Unit 2645-A New Orleans, LA	3.0	1.0	1290	$1,595	$1.24	26d	1	0.16mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,138	$1.95	4d	16	0.17mi
2652 Banks St New Orleans, LA	3.0	3.5	1204	$2,100	$1.74	26d	1	0.24mi
2615 Banks St New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	5d	1	0.24mi
2517 Palmyra St New Orleans, LA	3.0	2.0	1306	$2,100	$1.61	19d	1	0.28mi
2919 Gravier St New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	26d	1	0.41mi
2922 Gravier St New Orleans, LA	2.0	1.0	822	$1,300	$1.58	26d	1	0.42mi
2912 Palmyra St Unit D New Orleans, LA	3.0	2.0	1257	$1,650	$1.31	26d	1	0.47mi
3023 Baudin St New Orleans, LA	3.0	1.0	968	$2,400	$2.48	19d	1	0.49mi
22 N Johnson St New Orleans, LA	2.0	2.0	1500	$2,000	$1.33	17d	1	0.49mi
426 S Lopez St New Orleans, LA	4.0	3.0	1400	$2,300	$1.64	26d	1	0.55mi
209 N Johnson St New Orleans, LA	2.0	1.0	725	$1,400	$1.93	18d	1	0.57mi
403 S Lopez St New Orleans, LA	2.0	1.0	820	$1,500	$1.83	14d	1	0.58mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,300	$1.80	22d	1	0.60mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,500	$1.96	26d	1	0.60mi
3232 Tulane Ave New Orleans, LA	2.0	1.0	900	$1,350	$1.50	18d	1	0.60mi
2024 Bienville St New Orleans, LA	3.0	2.0	1314	$2,100	$1.60	26d	1	0.62mi
2320 Conti St New Orleans, LA	3.0	2.0	1125	$2,500	$2.22	26d	1	0.63mi
2105 Bienville St New Orleans, LA	3.0	3.0	1231	$2,350	$1.91	19d	1	0.63mi
2408 10 Oak Pl New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	19d	1	0.67mi
325 S Rendon St New Orleans, LA	3.0	2.0	1130	$2,000	$1.77	26d	1	0.67mi
3327 Baudin St New Orleans, LA	2.0	1.0	1200	$1,900	$1.58	26d	1	0.67mi
434 S Norman C. Francis Pkwy Unit A New Orleans, LA	2.0	1.0	850	$1,350	$1.59	23d	1	0.69mi
2033 Conti St New Orleans, LA	3.0	3.0	1249	$2,250	$1.80	17d	1	0.70mi
216 N Salcedo St New Orleans, LA	3.0	1.0	866	$1,500	$1.73	26d	1	0.72mi
218 N Salcedo St New Orleans, LA	2.0	1.0	866	$1,300	$1.50	26d	1	0.73mi
1801 Bienville St New Orleans, LA	2.0	2.5	1368	$2,500	$1.83	46d	1	0.73mi
439 S Norman C. Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	23d	1	0.75mi
4114 Thalia St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	26d	1	0.76mi
3632 First St Unit B New Orleans, LA	3.0	2.0	950	$1,750	$1.84	14d	1	0.76mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	14d	1	0.76mi
1222 S Salcedo St Unit 101 New Orleans, LA	2.0	1.0	900	$1,574	$1.75	26d	1	0.76mi
2915 Conti St New Orleans, LA	2.0	1.0	750	$1,450	$1.93	26d	1	0.77mi
1908 Saint Louis St New Orleans, LA	3.0	3.0	1234	$2,300	$1.86	26d	1	0.78mi
129 N Rendon New Orleans, LA	2.0	1.0	895	$1,300	$1.45	5d	1	0.79mi

Listing history 15 events

1. 2026-06-07
   days on market $189,000 Active 177 DOM
2. 2026-06-05
   days on market $189,000 Active 174 DOM
3. 2026-06-03
   days on market $189,000 Active 173 DOM
4. 2026-06-02
   days on market $189,000 Active 172 DOM
5. 2026-06-01
   days on market $189,000 Active 171 DOM
6. 2026-05-31
   days on market $189,000 Active 170 DOM
7. 2026-03-21
   price $189,000 1183-char remark

   Show marketing remark (1194 chars)

   Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

8. 2026-03-21
   price $189,000 1194-char remark

   Show marketing remark (1194 chars)

   Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

9. 2026-02-28
   price $194,500 1183-char remark

   Show marketing remark (1194 chars)

   Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

10. 2026-02-28
    price $194,500 1194-char remark

    Show marketing remark (1194 chars)

    Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

11. 2026-01-05
    price $205,000 1183-char remark

    Show marketing remark (1194 chars)

    Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

12. 2026-01-05
    price $205,000 1194-char remark

    Show marketing remark (1194 chars)

    Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

13. 2025-12-12
    listed $215,000 Active 1183-char remark

    Show marketing remark (1194 chars)

    Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

14. 2025-12-12
    listed $215,000 Active 1194-char remark

    Show marketing remark (1194 chars)

    Well-situated and investment-ready, this newer construction 3-bedroom, 2-bath single-family home offers an efficient layout that lives larger than its 1,125 sq ft. Each bedroom features a walk-in closet. The primary suite includes an en suite bath. Thoughtful light fixtures, including ceiling fans in the main living areas, and the home is fully equipped with washer, dryer, dishwasher, stove, refrigerator, and microwave. Situated on a fully fenced in lot with a large backyard and rear parking pad, the outdoor space offers rare flexibility near downtown, including room to expand or create additional outdoor living. Priced to sell at $189,000 with new tenants, this property presents an immediate income opportunity for investors or a strategic option for buyers seeking proximity to downtown. Just two blocks off Poydras, your new home is located approximately 2–5 minutes to Downtown/CBD by car and about a 15-minute walk to the Superdome, offering convenient access to major corridors, I-10, hospitals, eateries, entertainment and more. Don't miss out on your chance to snag a sweet deal that's priced to move. Schedule your showing today. * * * Proof of funds required to show.

15. 2015-06-17
    soldstatus $22,000

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $1,688 · $141/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 AE · 76% 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: $22,039
• − Mortgage interest: −$10,587
• − Property taxes: −$1,688
• − Insurance: −$6,064
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,498
• Taxable loss: −$5,324
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $-956/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

+759.1% since first listed

9 events — show timeline

• 2026-03-21 Price Changed $189,000 AcadianaMLS
• 2026-03-21 Price Changed $189,000 GSREIN
• 2026-02-28 Price Changed $194,500 AcadianaMLS
• 2026-02-28 Price Changed $194,500 GSREIN
• 2026-01-05 Price Changed $205,000 AcadianaMLS
• 2026-01-05 Price Changed $205,000 GSREIN
• 2025-12-12 Listed $215,000 GSREIN
• 2025-12-12 Listed $215,000 AcadianaMLS
• 2015-06-17 Sold (Public Records) $22,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $1,688 · +1.1% YoY. Source: county tax records.