8607 S Claiborne Ave · New Orleans, LA 70118

$275,000

4 bd · 3.0 ba · 1,936 sqft · SingleFamily public records · 26 Days on market

Built 1920 $142/sqft · 17% below area Est $331k · 17% under ↓ 8% since listing

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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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Let's Turn Some Keys, Baby....... Hidden gem nestled in a sought-after Uptown location! Your beautifully updated 3-bedroom, 2-bath home blends charm and modern touches throughout. Step inside to find an inviting layout featuring stylish finishes, spacious living areas, and a thoughtfully designed kitchen. Your primary suite offers comfort and privacy, while the additional bedrooms flexibility for guests, a home office or growing needs. Conveniently located with easy access to local dining, shopping, and entertainment, your property offers a mix of character, comfort, and location. Don't miss the opportunity to make this uptown beauty your next home.

Key facts

• Primary suite
• Inviting layout
• Updated home

Tags

• UPTOWN LOCATION
• UPDATED HOME
• INVITING LAYOUT
• THOUGHTFULLY DESIGNED KITCHEN
• PRIMARY SUITE
• FLEXIBILITY FOR GUESTS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 30 x 120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 7 rooms; Excellent condition

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (9.2% below list).
• Recommended offer: $250k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• 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 flat; 279 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).
• At $2,496/mo this rent would consume 47% of the median local household income ($64k/yr) (locally 2237% 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 $2k of loan paydown is wiped out by about $8k 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 26 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — 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 $249,573 (9.2% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $330,805
• List price: $275,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Eagle St	0.12mi	3/2.5 (-1)	1,854 (-4%)	3mo	$315,000	$170	78
2524 Hamilton St	0.34mi	4/2.0	1,826 (-6%)	6mo	$261,000	$143	66
8510 Cohn St	0.39mi	3/2.5 (-1)	1,983 (+2%)	7mo	$439,000	$221	65
1921 Cambronne St	0.37mi	3/2.5 (-1)	1,846 (-5%)	4mo	$482,500	$261	65
2430 Hollygrove St	0.27mi	3/2.0 (-1)	1,784 (-8%)	3mo	$250,000	$140	63
8621 Cohn St	0.36mi	4/2.0	2,075 (+7%)	9mo	$287,500	$139	60
8534 Jeannette St	0.65mi	3/2.5 (-1)	1,870 (-3%)	3mo	$538,000	$288	55
8723 Willow St	0.70mi	3/2.5 (-1)	1,823 (-6%)	1mo	$75,000	$41	50
2924 General Ogden St	0.41mi	5/2.0 (+1)	2,214 (+14%)	1mo	$120,000	$54	47
7935 Fig St	0.60mi	3/2.0 (-1)	1,744 (-10%)	2mo	$318,750	$183	45
9006 Green St	0.58mi	3/3.5 (-1)	1,766 (-9%)	8mo	$395,000	$224	44
2828 Mistletoe St	0.50mi	3/2.0 (-1)	1,670 (-14%)	2mo	$287,000	$172	43

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-38,408
• Equity at exit: $41,003

10-year hold

• IRR: -8.9%
• Equity multiple: 0.50×
• Total profit: $-38,844
• Equity at exit: $23,777

Cash invested: $77,000 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $175

Break-even live

Break-even rent $2,274

Max offer price $275,000

Occupancy floor 88%

Sensitivity live

Price	-10% $331	-5% $253	+0% $175	+5% $98	+10% $20
Rent	-10% $-22	-5% $77	+0% $175	+5% $274	+10% $373
Rate	-1.0pp $314	-0.5pp $245	base $175	+0.5pp $104	+1.0pp $32

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2527 Eagle St New Orleans, LA	3.0	2.0	1571	$2,200	$1.40	25d	1	0.12mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	45d	1	0.15mi
2251 Cambronne St Unit A New Orleans, LA	3.0	1.5	1945	$2,495	$1.28	25d	1	0.21mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	45d	1	0.34mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	25d	1	0.41mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	12d	1	0.43mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	13d	1	0.43mi
2231 S Carrollton Ave Unit D New Orleans, LA	3.0	2.0	1600	$2,495	$1.56	25d	1	0.43mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	5d	1	0.46mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	45d	1	0.47mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	25d	1	0.47mi
9107 Fig St New Orleans, LA	3.0	3.0	1230	$2,000	$1.63	5d	1	0.51mi
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	19d	1	0.51mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	25d	1	0.51mi
8929 Colapissa St New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	25d	1	0.51mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	5d	1	0.53mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	45d	1	0.54mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	5d	1	0.61mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	19d	1	0.63mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	19d	1	0.63mi
8728 Jeannette St New Orleans, LA	3.0	2.0	1511	$1,995	$1.32	5d	1	0.65mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	19d	1	0.65mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	12d	1	0.65mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	5d	1	0.71mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	25d	1	0.75mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	16d	1	0.77mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	19d	1	0.79mi
8906 Plum St New Orleans, LA	3.0	2.0	2000	$2,800	$1.40	45d	1	0.79mi
9438 Forshey St New Orleans, LA	3.0	2.0	1274	$2,000	$1.57	25d	1	0.79mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	45d	1	0.85mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	23d	1	0.85mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	5d	1	0.85mi
2308 Audubon St New Orleans, LA	4.0	1.5	1480	$3,050	$2.06	18d	1	0.86mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	25d	1	0.87mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	45d	1	0.89mi
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	25d	1	0.91mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	23d	1	0.95mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	19d	1	0.98mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	19d	1	1.01mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	25d	1	1.03mi

Listing history 19 events

1. 2026-06-21
   days on market $275,000 Active 26 DOM
2. 2026-06-18
   days on market $275,000 Active 23 DOM
3. 2026-06-17
   days on market $275,000 Active 22 DOM
4. 2026-06-16
   days on market $275,000 Active 21 DOM
5. 2026-06-15
   days on market $275,000 Active 20 DOM
6. 2026-06-13
   days on market $275,000 Active 18 DOM
7. 2026-06-10
   days on market $275,000 Active 15 DOM
8. 2026-06-09
   days on market $275,000 Active 14 DOM
9. 2026-06-08
   days on market $275,000 Active 13 DOM
10. 2026-06-07
    days on market $275,000 Active 12 DOM
11. 2026-06-05
    days on market $275,000 Active 9 DOM
12. 2026-06-03
    days on market $275,000 Active 8 DOM
13. 2026-06-02
    days on market $275,000 Active 7 DOM
14. 2026-06-01
    days on market $275,000 Active 6 DOM
15. 2026-05-31
    days on market $275,000 Active 5 DOM
16. 2026-04-20
    price $279,900 909-char remark
17. 2026-04-20
    price $279,900 916-char remark
18. 2025-12-06
    listed $299,900 Active 909-char remark
19. 2025-12-06
    listed $299,900 Active 916-char remark

ⓘ 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: $2,076 · $173/mo
• Projected year-2 tax: $2,076 · $173/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: $29,949
• − Mortgage interest: −$15,404
• − Property taxes: −$2,076
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$8,000
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $2,705/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

-8.3% since first listed

5 events — show timeline

• 2026-05-22 Listed $275,000 GSREIN
• 2026-05-22 Listed $275,000 AcadianaMLS
• 2026-04-20 Price Changed $279,900 AcadianaMLS
• 2026-04-20 Price Changed $279,900 GSREIN
• 2025-12-06 Listed $299,900 AcadianaMLS

Property tax history

+11.3%/yr

Latest (2026): $2,076 · +293.7% YoY. Source: county tax records.