1136 Touro St · New Orleans, LA 70116

$325,000

4 bd · 2.0 ba · 2,302 sqft · SingleFamily public records · 181 Days on market

Built 1913 2,901 sqft lot $141/sqft · 33% below area Est $488k · 33% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

Live just moments from the French Quarter in this well-located New Marigny home--perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans' most vibrant and evolving neighborhoods--near restaurants, cafes, nightlife, groceries, and multiple transit options--this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

Key facts

• Central air heat
• Newer roof
• Refreshed bathroom

Tags

• NEW MARIGNY HOME
• MARIGNY TRIANGLE
• DEFINED LIVING SPACES
• REFRESHED BATHROOM
• NEWER ROOF
• CENTRAL AIR HEAT

🏷️ Possibly a rental listed for sale. The $325,000 price doesn't fit this home's estimated sale value (~$487,619) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/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 $319k (1.9% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 flat; 350 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 $3,187/mo this rent would consume 73% of the median local household income ($52k/yr) (locally 1001% 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 $10k 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 181 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 33y ago; this cycle's ask is 12900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; list at $325k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $487,619
• List price: $325,000
• Delta: -33.35%
• 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
917 Elysian Fields Ave	0.25mi	3/4.0 (-1)	2,165 (-6%)	2mo	$578,000	$267	64
1200 Dauphine St	0.45mi	3/2.5 (-1)	2,204 (-4%)	2mo	$1,495,000	$678	63
1808 N Rampart St	0.17mi	3/2.0 (-1)	2,002 (-13%)	3mo	$799,000	$399	63
2226 N Rampart St	0.25mi	4/3.5	2,591 (+13%)	1mo	$749,900	$289	60
1616 N Johnson St	0.70mi	4/3.0	2,258 (-2%)	1mo	$380,000	$168	60
1461 N Robertson St	0.44mi	4/3.5	2,100 (-9%)	1mo	$353,000	$168	58
2001 Dauphine St	0.25mi	3/2.5 (-1)	2,632 (+14%)	1mo	$775,000	$294	56
1915 Governor Nicholls St	0.74mi	4/3.0	2,248 (-2%)	5mo	$352,000	$157	53
1457 N Prieur St	0.70mi	3/2.0 (-1)	2,370 (+3%)	6mo	$100,000	$42	52
915 Franklin Ave	0.57mi	4/3.0	2,086 (-9%)	3mo	$491,500	$236	52
1135 Marais St	0.53mi	4/3.5	2,606 (+13%)	1mo	$420,000	$161	47
625 Dumaine St St	0.70mi	4/4.0	2,646 (+15%)	4mo	$1,000,000	$378	31

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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-35,344
• Equity at exit: $48,459

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-31,364
• Equity at exit: $28,100

Cash invested: $91,000 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $411

Break-even live

Break-even rent $2,667

Max offer price $325,000

Occupancy floor 82%

Sensitivity live

Price	-10% $595	-5% $503	+0% $411	+5% $319	+10% $227
Rent	-10% $159	-5% $285	+0% $411	+5% $537	+10% $662
Rate	-1.0pp $574	-0.5pp $493	base $411	+0.5pp $326	+1.0pp $241

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 Burgundy St New Orleans, LA	4.0	4.0	3000	$3,500	$1.17	24d	1	0.19mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.25mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.25mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	4d	2	0.32mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	44d	1	0.33mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	2d	1	0.45mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	24d	1	0.51mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	17d	1	0.54mi
1000 Saint Philip St New Orleans, LA	3.0	2.5	2650	$4,800	$1.81	44d	1	0.56mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.58mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.58mi
839 Dumaine St New Orleans, LA	3.0	4.0	2740	$6,500	$2.37	44d	1	0.63mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	44d	1	0.68mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	4d	1	0.70mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	24d	1	0.76mi
751 Chartres St New Orleans, LA	2.0–3.0	2.0	1461	$3,450	$2.36	44d	1	0.77mi
527 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1687	$3,500	$2.07	44d	1	0.77mi
515 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1644	$3,600	$2.19	45d	1	0.78mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	44d	1	0.81mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	44d	1	0.81mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	24d	1	0.83mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	44d	1	0.83mi
535 Decatur St Unit 3 New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	12d	1	0.93mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	44d	1	0.93mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	24d	1	0.96mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	4d	1	0.96mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	24d	1	0.98mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	24d	1	0.99mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,800	$2.53	12d	7	1.10mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	24d	1	1.10mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	44d	1	1.14mi
1011 Canal St Unit 1513939P New Orleans, LA	4.0	4.0	1765	$11,253	$6.38	24d	1	1.17mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$12,077	$11.88	2d	2	1.17mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	20d	1	1.19mi
3400 Royal St New Orleans, LA	4.0	3.5	3300	$6,900	$2.09	44d	1	1.20mi
249 Vallette St New Orleans, LA	4.0	2.0	1734	$2,500	$1.44	16d	1	1.26mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	44d	1	1.28mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	4d	1	1.28mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	24d	1	1.33mi
431 Gravier St Ste 4 New Orleans, LA	3.0	2.0	2100	$3,700	$1.76	44d	1	1.35mi

Listing history 50 events

1. 2026-06-18
   days on market $325,000 Active 181 DOM
2. 2026-06-17
   days on market $325,000 Active 180 DOM
3. 2026-06-16
   days on market $325,000 Active 179 DOM
4. 2026-06-15
   days on market $325,000 Active 178 DOM
5. 2026-06-13
   days on market $325,000 Active 176 DOM
6. 2026-06-10
   days on market $325,000 Active 173 DOM
7. 2026-06-09
   days on market $325,000 Active 172 DOM
8. 2026-06-08
   days on market $325,000 Active 171 DOM
9. 2026-06-07
   days on market $325,000 Active 170 DOM
10. 2026-06-05
    days on market $325,000 Active 167 DOM
11. 2026-06-03
    days on market $325,000 Active 166 DOM
12. 2026-06-02
    days on market $325,000 Active 165 DOM
13. 2026-06-01
    days on market $325,000 Active 164 DOM
14. 2026-05-31
    days on market $325,000 Active 163 DOM
15. 2026-03-22
    price $325,000 1227-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

16. 2026-03-22
    price $325,000 1255-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

17. 2026-03-06
    status Active 1227-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

18. 2026-03-06
    price $334,900 1227-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

19. 2026-03-06
    status Active 1255-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

20. 2026-03-06
    price $334,900 1255-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

21. 2026-03-03
    listed $2,500
22. 2026-03-03
    historical $2,500
23. 2026-02-28
    historical 1255-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

24. 2025-12-20
    price $2,500
25. 2025-12-12
    listed $349,000 Active 1227-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

26. 2025-12-12
    listed $349,000 Active 1255-char remark

    Show marketing remark (1255 chars)

    Live just moments from the French Quarter in this well-located New Marigny home—perfectly positioned to enjoy the best of city living. Walk or bike to your favorite Marigny Triangle and French Quarter destinations, or catch the Rampart streetcar at the end of the block for an easy ride downtown. Inside, the home features a comfortable, functional layout (not a shotgun) with defined living, dining, and bedroom spaces. Recent updates include brand-new carpet, a refreshed bathroom, and a revitalized look throughout the living areas, kitchen, and bedrooms. A newer roof and central air/heat provide practical, everyday peace of mind. The rear bedroom includes a newly renovated ensuite bath, offering great flexibility as a private main suite, guest space, or an ideal setup for an older family member. With four true bedrooms and three full baths, the home offers room to grow, work, host, or create a layout that fits your needs. Located in one of New Orleans’ most vibrant and evolving neighborhoods—near restaurants, cafés, nightlife, groceries, and multiple transit options—this property blends convenience, character, and versatility in a prime setting. Property is also available for lease. Contact agent for terms.

27. 2025-12-10
    price $2,600
28. 2025-11-25
    listed $2,695
29. 2024-04-10
    historical $2,500
30. 2024-04-01
    price $360,000
31. 2024-03-25
    price $364,500
32. 2024-03-09
    price $2,500
33. 2024-01-27
    price $1,950
34. 2024-01-26
    price $2,100
35. 2023-12-16
    price $2,200
36. 2023-12-14
    price $2,400
37. 2023-12-08
    listed $2,700
38. 2023-10-04
    price $374,500
39. 2023-10-04
    listed $374,500
40. 2023-06-22
    price $381,900
41. 2023-06-07
    price $390,000
42. 2023-05-15
    price $399,500
43. 2023-04-30
    listed $381,900
44. 2023-03-18
    listed $360,000
45. 2023-03-18
    listed $360,000
46. 2023-01-27
    listed $425,000
47. 2013-06-20
    soldstatus $160,000
48. 2013-06-14
    soldstatus $160,000
49. 2012-11-20
    listed $185,500
50. 2012-11-20
    listed $185,500

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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 7/10 Severe FEMA zone X · 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: $38,245
• − Mortgage interest: −$18,205
• − Property taxes: −$2,412
• − Insurance: −$2,422
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$9,455
• Taxable loss: −$368
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $5,016/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): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

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: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• 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

+828.6% since first listed

50 events — show timeline

• 2026-03-22 Price Changed $325,000 AcadianaMLS
• 2026-03-22 Price Changed $325,000 GSREIN
• 2026-03-06 Relisted — AcadianaMLS
• 2026-03-06 Price Changed $334,900 AcadianaMLS
• 2026-03-06 Relisted — GSREIN
• 2026-03-06 Price Changed $334,900 GSREIN
• 2026-03-03 Listed for Rent $2,500 RAAMLS
• 2026-03-03 Rental Removed $2,500 GSREIN
• 2026-02-28 Listing Removed — GSREIN
• 2025-12-20 Price Changed $2,500 GSREIN
• 2025-12-12 Listed $349,000 GSREIN
• 2025-12-12 Listed $349,000 AcadianaMLS
• 2025-12-10 Price Changed $2,600 GSREIN
• 2025-11-25 Listed for Rent $2,695 GSREIN
• 2024-04-10 Rental Removed $2,500 GSREIN
• 2024-04-01 Price Changed $360,000 GSREIN
• 2024-03-25 Price Changed $364,500 GSREIN
• 2024-03-09 Price Changed $2,500 GSREIN
• 2024-01-27 Price Changed $1,950 GSREIN
• 2024-01-26 Price Changed $2,100 GSREIN
• 2023-12-16 Price Changed $2,200 GSREIN
• 2023-12-14 Price Changed $2,400 GSREIN
• 2023-12-08 Listed for Rent $2,700 GSREIN
• 2023-10-04 Price Changed $374,500 GSREIN
• 2023-10-04 Listed $374,500 AcadianaMLS
• 2023-06-22 Price Changed $381,900 GSREIN
• 2023-06-07 Price Changed $390,000 GSREIN
• 2023-05-15 Price Changed $399,500 GSREIN
• 2023-04-30 Listed $381,900 AcadianaMLS
• 2023-03-18 Listed $360,000 AcadianaMLS
• 2023-03-18 Listed $360,000 AcadianaMLS
• 2023-01-27 Listed $425,000 AcadianaMLS
• 2013-06-20 Sold (Public Records) $160,000 Public Records
• 2013-06-14 Sold (MLS) $160,000 GSREIN
• 2012-11-20 Listed $185,500 AcadianaMLS
• 2012-11-20 Listed $185,500 GSREIN
• 2011-04-20 Sold (MLS) $176,000 GSREIN
• 2010-12-03 Listed $185,000 GSREIN
• 2010-12-03 Listed $185,000 AcadianaMLS
• 2010-07-21 Listed $79,000 GSREIN
• 2010-07-21 Listed $79,000 AcadianaMLS
• 2010-06-15 Sold (Public Records) $22,500 Public Records
• 2010-06-10 Sold (MLS) $22,500 GSREIN
• 2010-05-03 Listed $22,500 AcadianaMLS
• 2010-05-03 Listed $22,500 GSREIN
• 2009-09-28 Listed $50,000 GSREIN
• 2009-09-28 Listed $50,000 AcadianaMLS
• 1993-06-28 Sold (MLS) $28,000 GSREIN
• 1993-06-14 Listed $35,000 AcadianaMLS
• 1993-06-14 Listed $35,000 GSREIN

Property tax history

+3.9%/yr

Latest (2026): $2,412 · +23.2% YoY. Source: county tax records.