3309 Lamarque St · New Orleans, LA 70114

$120,000

3 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 28 Days on market

Built 1953 Est $101k · 18% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Built 1953
• Listed 27 days

Property features AI

Finance

• Other: Property listed by Heaven Sent Realty
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Driveway
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Shingle roof
• Construction: Built with standard construction (year not specified)
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 29 x 115

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present; Cooling present
• Interior features: Total of 5 rooms; Average condition
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (-0.7%/yr); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/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 $830 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 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 1953 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.29% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.43%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $101,332
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1148 Southlawn Blvd	0.30mi	3/1.5	1,013 (-2%)	4mo	$137,700	$136	78
1616 Tita St	0.27mi	3/1.0	936 (-10%)	1mo	$130,000	$139	71
3308 Lamarque St	0.03mi	2/1.0 (-1)	1,128 (+9%)	10mo	$42,453	$38	70
1522 Tita St	0.21mi	3/1.0	1,050 (+2%)	21mo	$125,000	$119	70
1416 Pace Blvd	0.38mi	3/1.0	1,118 (+8%)	1mo	$140,000	$125	68
1220 Terry St	0.12mi	3/2.0	1,134 (+10%)	9mo	$55,000	$49	67
1249 Lauradale Dr	0.70mi	3/1.0	1,036 (+0%)	18mo	$102,000	$98	52
1413 Shirley Dr	0.67mi	2/1.0 (-1)	950 (-8%)	2mo	$92,700	$98	49
1340 General Collins Ave	0.42mi	3/1.0	1,150 (+11%)	24mo	$165,000	$143	42
144 Pinewood Ct	0.60mi	3/2.5	1,120 (+8%)	23mo	$93,000	$83	33
1103 Shirley Dr	0.67mi	3/2.0	930 (-10%)	24mo	$85,000	$91	28

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-649
• Equity at exit: $17,892

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $12,073
• Equity at exit: $10,375

Cash invested: $33,600 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$629
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $366

Break-even live

Break-even rent $1,083

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $434	-5% $400	+0% $366	+5% $332	+10% $298
Rent	-10% $244	-5% $305	+0% $366	+5% $427	+10% $488
Rate	-1.0pp $426	-0.5pp $396	base $366	+0.5pp $335	+1.0pp $303

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Flanders St New Orleans, LA	2.0	1.0	900	$1,295	$1.44	21d	1	0.04mi
1227 Flanders St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	25d	1	0.07mi
3102 Lawrence St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	25d	1	0.20mi
1565 Murl St Unit B New Orleans, LA	2.0	2.0	1100	$1,100	$1.00	25d	1	0.27mi
1200 Southlawn Blvd New Orleans, LA	3.0	2.0	950	$1,725	$1.82	25d	1	0.29mi
1622 Jo Ann Pl New Orleans, LA	3.0	1.5	1301	$1,500	$1.15	3d	1	0.35mi
735 Lees Ln Unit 2 New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	25d	1	0.38mi
3000 Americus St New Orleans, LA	3.0	2.0	1280	$1,400	$1.09	25d	1	0.44mi
1719 Pace Blvd New Orleans, LA	3.0	1.0	1178	$2,000	$1.70	13d	1	0.58mi
2002 Pace Blvd Unit 103 New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	15d	1	0.71mi
1945 Pace Blvd Unit 104 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	25d	1	0.72mi
1945 Pace Blvd Apt 101 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	11d	1	0.72mi
1625 Lauradale Dr New Orleans, LA	3.0	2.0	1029	$1,700	$1.65	4d	1	0.75mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	3d	1	0.90mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	15d	1	0.90mi
1421 Numa St Unit 1421 New Orleans, LA	3.0	2.0	861	$1,400	$1.63	25d	1	0.90mi
1418 Behrman Ave New Orleans, LA	2.0	1.0	876	$1,400	$1.60	17d	1	0.95mi
2243 Kraft Pl New Orleans, LA	2.0	1.0	865	$1,200	$1.39	25d	1	0.99mi
1108 Sumner St New Orleans, LA	3.0	1.5	1197	$1,500	$1.25	13d	1	1.01mi
1510 Sumner St New Orleans, LA	2.0	1.0	950	$1,474	$1.55	17d	1	1.03mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	25d	1	1.06mi
701 Behrman Ave New Orleans, LA	3.0	2.0	1368	$2,300	$1.68	4d	1	1.07mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	4d	1	1.09mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	4d	1	1.09mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	25d	1	1.15mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	4d	1	1.16mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	4d	1	1.16mi
3725 Macarthur Blvd Unit 2A New Orleans, LA	2.0	2.0	1200	$2,750	$2.29	20d	1	1.16mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	17d	1	1.18mi
6530 Royal St Arabi, LA	2.0	2.0	860	$1,550	$1.80	45d	1	1.19mi
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	25d	1	1.19mi
810 Whitney Ave New Orleans, LA	2.0	1.0	900	$1,250	$1.39	13d	1	1.23mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	11d	1	1.26mi
6608 Dauphine St Unit 6608 Arabi, LA	2.0	1.0	989	$1,325	$1.34	4d	1	1.26mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	25d	1	1.26mi
807 Whitney Ave Unit 1 New Orleans, LA	3.0	2.0	1262	$1,500	$1.19	4d	1	1.27mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	3d	1	1.29mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	45d	1	1.29mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	25d	1	1.30mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	25d	1	1.33mi

Listing history 17 events

1. 2026-06-21
   days on market $120,000 Active 28 DOM
2. 2026-06-18
   days on market $120,000 Active 25 DOM
3. 2026-06-17
   days on market $120,000 Active 24 DOM
4. 2026-06-16
   days on market $120,000 Active 23 DOM
5. 2026-06-15
   days on market $120,000 Active 22 DOM
6. 2026-06-13
   days on market $120,000 Active 20 DOM
7. 2026-06-10
   days on market $120,000 Active 17 DOM
8. 2026-06-09
   days on market $120,000 Active 16 DOM
9. 2026-06-08
   days on market $120,000 Active 15 DOM
10. 2026-06-07
    days on market $120,000 Active 14 DOM
11. 2026-06-05
    days on market $120,000 Active 11 DOM
12. 2026-06-03
    days on market $120,000 Active 10 DOM
13. 2026-06-02
    days on market $120,000 Active 9 DOM
14. 2026-06-01
    days on market $120,000 Active 8 DOM
15. 2026-05-31
    days on market $120,000 Active 7 DOM
16. 2026-05-24
    listed $120,000 Active
17. 2026-05-24
    listed $120,000 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,549
• − Mortgage interest: −$6,722
• − Property taxes: −$1,317
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$3,491
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,751/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $120,000 AcadianaMLS
• 2026-05-24 Listed $120,000 GSREIN

Property tax history

+42.1%/yr

Latest (2026): $1,317 · +0.0% YoY. Source: county tax records.