6227-29 Curie St · New Orleans, LA 70122

$226,000

None bd · None ba · 1,630 sqft · MultiFamily · 145 Days on market

Good condition 5,227 sqft lot $139/sqft · 9% below area Est $248k · 9% under

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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 +26.7/30.0
• ARV discount +11.5/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 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 (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Income-producing duplex ideally located around UNO and Southern University. This well-maintained property features two spacious 2-bedroom, 1-bath units, making it a great investment opportunity or ideal owner-occupant setup. The first-floor unit is currently vacant and projected to rent for $1,300, while the second-floor unit is occupied at $1,050. Each unit offers a comfortable living room, a separate dining nook off the kitchen, central HVAC, abundant natural light, hardwood floors, and fresh paint throughout. Enjoy outdoor living and entertaining with a new private deck, large fenced yard, and ample outdoor space. Off-street parking for one car per unit is included. Conveniently located just a short walk or drive to the water, with easy access to local dining, entertainment, and neighborhood amenities. Whether you're looking to expand your portfolio or live in one unit while generating income from the other, this property is a must-see. 6229 is vacant and ready to show. Do not disturb tenants in unit 6227 6229 Curie is also listed for rent MLS #2535318

Key facts

• Central hvac
• Separate dining nook
• 5,227 sq ft lot

Tags

• INCOME PRODUCING DUPLEX
• WELL MAINTAINED PROPERTY
• COMFORTABLE LIVING ROOM
• SEPARATE DINING NOOK
• CENTRAL HVAC
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive. Per door: $94/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $199k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents soft (-0.6%/yr); 332 active listings in the ZIP; 30 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 $2,754/mo this rent would consume 67% 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 $2k of loan paydown is wiped out by about $7k 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 145 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $16k (7%) 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.
• 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 $198,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $248,182
• List price: $226,000
• Delta: -8.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6223 Wainwright Dr	0.22mi	4/2.0	1,690 (+4%)	3mo	$245,000	$145	81
6238-40 Waldo Dr	0.29mi	4/2.0	1,600 (-2%)	7mo	$195,000	$122	77
5549 51 Vermillion Blvd	0.42mi	3/2.0	1,547 (-5%)	2mo	$245,000	$158	70
5549-51 Vermillion Blvd	0.53mi	—/—	1,547 (-5%)	2mo	$245,000	$158	65
6010 Franklin Ave	0.72mi	4/2.0	1,656 (+2%)	2mo	$125,000	$75	62
6300 Arts St	0.57mi	4/2.0	1,720 (+6%)	6mo	$183,816	$107	59
5313 Wickfield Dr	0.73mi	4/2.0	1,665 (+2%)	8mo	$165,000	$99	56
5305 Wingate Dr	0.75mi	5/3.0	1,800 (+10%)	3mo	$100,000	$56	45

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: -14.9%
• Equity multiple: 0.49×
• Total profit: $-32,461
• Equity at exit: $33,697

10-year hold

• IRR: -14.2%
• Equity multiple: 0.32×
• Total profit: $-42,864
• Equity at exit: $19,540

Cash invested: $63,280 (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: 332
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,754 high
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,390/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $187

Break-even live

Break-even rent $2,517

Max offer price $226,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,754
Total (2 units)			$2,754

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	23d	1	0.03mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	16d	1	0.10mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	0.17mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	23d	1	0.17mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	11d	1	0.17mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	23d	1	0.24mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	23d	1	0.26mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	0.38mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	23d	1	0.38mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	23d	1	0.39mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	0.40mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	23d	1	0.48mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	23d	1	0.58mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	23d	1	0.60mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	0.64mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	3d	1	0.65mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	3d	1	0.67mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	0.82mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	43d	1	0.84mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	11d	1	0.84mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	43d	1	0.92mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	0.99mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	1.05mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	16d	1	1.14mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	16d	1	1.14mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	1.28mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	23d	1	1.32mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.34mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	23d	1	1.37mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	3d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $226,000 Active 145 DOM
2. 2026-06-17
   days on market $226,000 Active 144 DOM
3. 2026-06-16
   days on market $226,000 Active 143 DOM
4. 2026-06-15
   days on market $226,000 Active 142 DOM
5. 2026-06-13
   days on market $226,000 Active 140 DOM
6. 2026-06-10
   days on market $226,000 Active 137 DOM
7. 2026-06-09
   days on market $226,000 Active 136 DOM
8. 2026-06-08
   days on market $226,000 Active 135 DOM
9. 2026-06-07
   days on market $226,000 Active 134 DOM
10. 2026-06-05
    days on market $226,000 Active 131 DOM
11. 2026-06-03
    days on market $226,000 Active 130 DOM
12. 2026-06-02
    days on market $226,000 Active 129 DOM
13. 2026-06-01
    days on market $226,000 Active 128 DOM
14. 2026-05-31
    days on market $226,000 Active 127 DOM
15. 2026-04-16
    price $226,000 1071-char remark

    Show marketing remark (1071 chars)

    Income-producing duplex ideally located around UNO and Southern University. This well-maintained property features two spacious 2-bedroom, 1-bath units, making it a great investment opportunity or ideal owner-occupant setup. The first-floor unit is currently vacant and projected to rent for $1,300, while the second-floor unit is occupied at $1,050. Each unit offers a comfortable living room, a separate dining nook off the kitchen, central HVAC, abundant natural light, hardwood floors, and fresh paint throughout. Enjoy outdoor living and entertaining with a new private deck, large fenced yard, and ample outdoor space. Off-street parking for one car per unit is included. Conveniently located just a short walk or drive to the water, with easy access to local dining, entertainment, and neighborhood amenities. Whether you're looking to expand your portfolio or live in one unit while generating income from the other, this property is a must-see. 6229 is vacant and ready to show. Do not disturb tenants in unit 6227 6229 Curie is also listed for rent MLS #2535318

16. 2026-01-24
    listed $242,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    Income-producing duplex ideally located around UNO and Southern University. This well-maintained property features two spacious 2-bedroom, 1-bath units, making it a great investment opportunity or ideal owner-occupant setup. The first-floor unit is currently vacant and projected to rent for $1,300, while the second-floor unit is occupied at $1,050. Each unit offers a comfortable living room, a separate dining nook off the kitchen, central HVAC, abundant natural light, hardwood floors, and fresh paint throughout. Enjoy outdoor living and entertaining with a new private deck, large fenced yard, and ample outdoor space. Off-street parking for one car per unit is included. Conveniently located just a short walk or drive to the water, with easy access to local dining, entertainment, and neighborhood amenities. Whether you're looking to expand your portfolio or live in one unit while generating income from the other, this property is a must-see. 6229 is vacant and ready to show. Do not disturb tenants in unit 6227 6229 Curie is also listed for rent MLS #2535318

17. 2025-12-21
    listed $1,300
18. 2024-09-09
    historical $1,300
19. 2024-08-18
    price $1,300
20. 2024-07-29
    price $1,250
21. 2024-07-15
    listed $1,300
22. 2019-09-06
    listed $155,000
23. 2006-10-25
    listed $76,000

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

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: $33,048
• − Mortgage interest: −$12,660
• − Property taxes: −$3,390
• − Insurance: −$6,248
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$6,575
• Taxable loss: −$1,112
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $2,514/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 80/100 Cosmetic rehab

This well-maintained, two-unit property is ready for immediate occupancy and investment. It offers spacious living areas, central HVAC, and a private deck, making it an attractive option for both owner-occupants and investors.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Aesthetic improvements can attract more tenants and buyers.
• Both Deck maintenance — A well-maintained deck can increase both rental and resale value.
• Both HVAC maintenance — Regular maintenance ensures the HVAC system runs efficiently and lasts longer.
• Both Landscaping and curb appeal — Aesthetic improvements can attract more tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Aesthetic improvements can attract more tenants and buyers. ↑
• Both Deck maintenance — A well-maintained deck can increase both rental and resale value. ↑
• Both HVAC maintenance — Regular maintenance ensures the HVAC system runs efficiently and lasts longer. ↑
• Both Landscaping and curb appeal — Aesthetic improvements can attract more tenants and buyers. ↑

ⓘ 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): 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

+197.4% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $226,000 AcadianaMLS
• 2026-01-24 Listed $242,000 AcadianaMLS
• 2025-12-21 Listed for Rent $1,300 GSREIN
• 2024-09-09 Rental Removed $1,300 GSREIN
• 2024-08-18 Price Changed $1,300 GSREIN
• 2024-07-29 Price Changed $1,250 GSREIN
• 2024-07-15 Listed for Rent $1,300 GSREIN
• 2019-09-06 Listed $155,000 AcadianaMLS
• 2006-10-25 Listed $76,000 AcadianaMLS