7816 18 S Claiborne Ave · New Orleans, LA 70125

$295,000

4 bd · 2.0 ba · 2,290 sqft · MultiFamily · 79 Days on market

Built 1935 Good condition $129/sqft · 6% above area Est $280k · 6% over ↓ 26% 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• ARV discount +5.0/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs—including living and dining areas anchored by decorative fireplace mantels—and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

Key facts

• Built-in bookcases
• Outdoor space
• Oversized lot

Tags

• CRAFTSMAN STYLE DUPLEX
• ORIGINAL HARDWOOD FLOORS
• BUILT-IN BOOKCASES
• DECORATIVE FIREPLACE MANTELS
• OVERSIZED LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×2bd/1ba units multifamily listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive. Per door: $322/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 flat; 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,397/mo this rent would consume 67% of the median local household income ($61k/yr) (locally 1270% 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 $9k 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 79 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $279,519
• List price: $295,000
• Delta: 5.54%
• 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
3526 Louisiana Ave Pkwy	0.41mi	4/2.0	2,200 (-4%)	11mo	$153,000	$70	65
2900 General Taylor St	0.42mi	4/4.0	2,322 (+1%)	8mo	$387,000	$167	63
2217 Willow St	0.27mi	4/3.0	2,082 (-9%)	8mo	$189,000	$91	62
3324-26 Second St	0.26mi	4/2.0	1,995 (-13%)	9mo	$30,003	$15	59
2122 24 Rev John Raphel Jr Way	0.54mi	4/4.0	2,369 (+3%)	5mo	$199,900	$84	57
2113 15 Fourth St	0.60mi	5/3.0 (+1)	2,379 (+4%)	0mo	$315,000	$132	56
3619-25 Delachaise St	0.46mi	4/4.0	2,162 (-6%)	7mo	$315,000	$146	56
2124 26 Rev John Raphel Jr Way	0.58mi	4/4.0	2,369 (+3%)	5mo	$199,900	$84	55
2315 Peniston St	0.63mi	4/2.0	2,115 (-8%)	7mo	$275,000	$130	52
3301 03 S Saratoga St	0.73mi	4/4.0	2,364 (+3%)	12mo	$475,000	$201	43
4324 26 Freret St	0.73mi	5/3.0 (+1)	2,522 (+10%)	8mo	$240,000	$95	33
2239 Peniston St	0.66mi	4/4.0	1,977 (-14%)	15mo	$380,000	$192	26

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-14,261
• Equity at exit: $43,985

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $10,935
• Equity at exit: $25,506

Cash invested: $82,600 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 219
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,397 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $645

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 76%

Sensitivity live

Price	-10% $849	-5% $747	+0% $645	+5% $543	+10% $441
Rent	-10% $377	-5% $511	+0% $645	+5% $779	+10% $913
Rate	-1.0pp $794	-0.5pp $720	base $645	+0.5pp $569	+1.0pp $491

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,755
1× unit	2	1	$1,642
Total (2 units)			$3,397

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Washington Ave Unit NA New Orleans, LA	4.0	3.0	2490	$3,400	$1.37	5d	1	0.15mi
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	46d	1	0.23mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	26d	1	0.26mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	4d	1	0.30mi
3429 Clara St New Orleans, LA	3.0	2.0	1620	$2,350	$1.45	17d	1	0.35mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	26d	1	0.35mi
2600 Peniston St New Orleans, LA	4.0	2.0	2342	$3,500	$1.49	46d	1	0.50mi
2231 S Liberty St New Orleans, LA	3.0	3.5	1752	$2,000	$1.14	19d	1	0.51mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	26d	1	0.53mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	17d	1	0.53mi
2403 S Saratoga St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	26d	1	0.64mi
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	14d	1	0.66mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	46d	1	0.68mi
3212 Danneel St New Orleans, LA	3.0	2.0	1945	$2,000	$1.03	26d	1	0.75mi
2301 Dryades St New Orleans, LA	3.0	3.0	2070	$3,000	$1.45	5d	1	0.76mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	26d	1	0.78mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	26d	1	0.79mi
2713 Baronne St New Orleans, LA	3.0	2.5	1600	$2,300	$1.44	26d	1	0.80mi
2625 Baronne St Unit 1 New Orleans, LA	3.0	1.5	2100	$2,600	$1.24	46d	1	0.80mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	26d	1	0.83mi
3429 Baronne St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	46d	1	0.89mi
2308 Jena St New Orleans, LA	3.0	2.5	2550	$3,300	$1.29	46d	1	0.90mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	26d	1	0.92mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	19d	1	0.93mi
4435 Loyola Ave New Orleans, LA	3.0	2.0	1973	$2,900	$1.47	18d	1	0.93mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	26d	1	0.93mi
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	26d	1	0.95mi
4213 Dryades St New Orleans, LA	4.0	2.0	2000	$2,800	$1.40	26d	1	0.99mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	17d	1	1.00mi
1927 Napoleon Ave New Orleans, LA	5.0	2.0	3350	$3,600	$1.07	46d	1	1.01mi
2625 Jefferson Ave New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	46d	1	1.02mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	23d	1	1.02mi
1907 Napoleon Ave New Orleans, LA	4.0	2.0	2500	$2,800	$1.12	19d	1	1.03mi
1636 Peniston St Unit B New Orleans, LA	3.0	2.0	1950	$1,700	$0.87	22d	1	1.04mi
1201 Baronne St #1 New Orleans, LA	3.0	2.5	1892	$2,700	$1.43	19d	1	1.05mi
2519 Octavia St New Orleans, LA	4.0	2.0	1600	$3,900	$2.44	46d	1	1.11mi
875 O'Keefe Ave #301 New Orleans, LA	3.0	2.5	2029	$4,500	$2.22	19d	1	1.11mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	19d	1	1.13mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	13d	1	1.13mi
2429 Octavia St New Orleans, LA	3.0	2.0	1640	$2,350	$1.43	26d	1	1.13mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $295,000 Pending 79 DOM
2. 2026-06-03
   days on market $295,000 Active Under Contract 78 DOM
3. 2026-06-02
   days on market $295,000 Active Under Contract 77 DOM
4. 2026-06-01
   days on market $295,000 Active Under Contract 76 DOM
5. 2026-05-31
   days on market $295,000 Active Under Contract 75 DOM
6. 2026-05-11
   historical Active Under Contract 912-char remark

   Show marketing remark (912 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs—including living and dining areas anchored by decorative fireplace mantels—and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

7. 2026-05-06
   price $295,000 912-char remark

   Show marketing remark (912 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs—including living and dining areas anchored by decorative fireplace mantels—and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

8. 2026-03-24
   price $349,000 912-char remark

   Show marketing remark (912 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs—including living and dining areas anchored by decorative fireplace mantels—and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

9. 2026-03-17
   listed $399,000 Active 912-char remark

   Show marketing remark (912 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs—including living and dining areas anchored by decorative fireplace mantels—and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,764
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,261
• − Management: −$3,261
• − Depreciation: −$8,582
• Taxable income: $3,235
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $6,963/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained Craftsman-style duplex offers a good starting point for investors or owner-occupants, with potential for modest updates to enhance its resale and rental value.

Value-add opportunities

• Both update kitchen cabinets — modernize and increase functionality
• Both install new flooring in bathrooms — enhance aesthetics and functionality
• Both paint exterior — freshen appearance and increase curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both update kitchen cabinets — modernize and increase functionality ↑
• Both install new flooring in bathrooms — enhance aesthetics and functionality ↑
• Both paint exterior — freshen appearance and increase curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

-26.1% since first listed

4 events — show timeline

• 2026-05-11 Contingent — GSREIN
• 2026-05-06 Price Changed $295,000 GSREIN
• 2026-03-24 Price Changed $349,000 GSREIN
• 2026-03-17 Listed $399,000 GSREIN