4701 Marais St · New Orleans, LA 70117

$95,000

3 bd · 2.5 ba · 1,709 sqft · SingleFamily public records · 398 Days on market

Built 1960 5,000 sqft lot $56/sqft · 43% below area Est $165k · 42% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

Key facts

• 5,000 sq ft lot
• Built 1960
• Listed 398 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,913/mo this rent would consume 50% of the median local household income ($46k/yr) (locally 1988% 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $60k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $95k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo.
• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.01% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.95%
• DSCR: 2.55
• GRM: 4.1

CMA / ARV

• ARV (median comp): $164,550
• List price: $95,000
• Delta: -42.27%
• 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
629 Lesseps St	0.55mi	3/2.0	1,676 (-2%)	7mo	$227,000	$135	63
4113 N Villere St	0.50mi	4/3.0 (+1)	1,742 (+2%)	4mo	$230,000	$132	63
1331 Bartholomew St	0.57mi	3/2.0	1,628 (-5%)	1mo	$320,000	$197	63
2034 Deslonde St	0.65mi	3/2.0	1,716 (+0%)	6mo	$225,000	$131	62
1018 Reynes Dr	0.27mi	3/1.0	1,540 (-10%)	10mo	$150,000	$97	56
640 Lizardi St	0.51mi	3/2.0	1,536 (-10%)	3mo	$225,000	$146	55
5453 Chartres St	0.70mi	3/2.5	1,630 (-5%)	5mo	$339,000	$208	55
1738 Bartholomew St	0.71mi	4/2.0 (+1)	1,740 (+2%)	6mo	$75,000	$43	52
1918 Deslonde St	0.56mi	3/2.0	1,549 (-9%)	8mo	$215,000	$139	50
1708 Andry St	0.60mi	3/2.0	1,521 (-11%)	3mo	$218,000	$143	49
1221 Independence St	0.73mi	3/2.0	1,869 (+9%)	12mo	$305,000	$163	38
714 Bartholomew St	0.68mi	2/2.0 (-1)	1,494 (-13%)	5mo	$425,000	$284	36

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.08×
• Total profit: $28,853
• Equity at exit: $14,165

10-year hold

• IRR: 33.7%
• Equity multiple: 4.00×
• Total profit: $79,721
• Equity at exit: $8,214

Cash invested: $26,600 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$498
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $708

Break-even live

Break-even rent $1,017

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $762	-5% $735	+0% $708	+5% $681	+10% $654
Rent	-10% $557	-5% $633	+0% $708	+5% $784	+10% $859
Rate	-1.0pp $756	-0.5pp $732	base $708	+0.5pp $684	+1.0pp $659

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Poland Ave New Orleans, LA	2.0	2.0	1200	$2,250	$1.88	24d	1	0.30mi
924 Kentucky St New Orleans, LA	2.0	1.0	1102	$1,700	$1.54	4d	1	0.35mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	24d	1	0.36mi
1403 Lesseps St New Orleans, LA	3.0	3.0	1700	$1,800	$1.06	12d	1	0.38mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.39mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	4d	1	0.39mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	0.40mi
1411 France St New Orleans, LA	3.0	2.0	1525	$2,000	$1.31	24d	1	0.45mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	24d	1	0.46mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	4d	1	0.50mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	16d	1	0.50mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	4d	1	0.54mi
1119 Bartholomew St Unit 1119 New Orleans, LA	2.0	2.0	1410	$2,500	$1.77	44d	1	0.55mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	0.58mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	0.58mi
740 Mazant St New Orleans, LA	2.0	2.0	1750	$2,200	$1.26	24d	1	0.60mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	24d	1	0.62mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.62mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	0.65mi
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	0.66mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	0.67mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.67mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	24d	1	0.68mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.69mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.69mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.72mi
3903 Royal St Unit 3903 New Orleans, LA	2.0	1.0	1205	$1,300	$1.08	15d	1	0.72mi
3900 Royal St Unit 2A New Orleans, LA	2.0	2.0	1300	$3,000	$2.31	4d	1	0.73mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	0.74mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.74mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	0.74mi
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	22d	1	0.82mi
3421 Burgundy St New Orleans, LA	2.0	2.0	1120	$3,000	$2.68	24d	1	0.87mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.91mi
5624-5626 Saint Claude ST New Orleans, LA	4.0	3.0	1521	$2,300	$1.51	24d	1	0.92mi
3431 Chartres St #6 New Orleans, LA	2.0	2.5	1262	$2,750	$2.18	15d	1	0.94mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.95mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	24d	1	0.96mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	22d	1	0.98mi
2019 Gallier St New Orleans, LA	4.0	2.0	1400	$2,200	$1.57	24d	1	0.99mi

Listing history 50 events

1. 2026-06-18
   days on market $95,000 Active 398 DOM
2. 2026-06-17
   days on market $95,000 Active 397 DOM
3. 2026-06-16
   days on market $95,000 Active 396 DOM
4. 2026-06-15
   days on market $95,000 Active 395 DOM
5. 2026-06-13
   days on market $95,000 Active 393 DOM
6. 2026-06-10
   days on market $95,000 Active 390 DOM
7. 2026-06-09
   days on market $95,000 Active 389 DOM
8. 2026-06-08
   days on market $95,000 Active 388 DOM
9. 2026-06-07
   days on market $95,000 Active 387 DOM
10. 2026-06-05
    days on market $95,000 Active 384 DOM
11. 2026-06-03
    days on market $95,000 Active 383 DOM
12. 2026-06-02
    days on market $95,000 Active 382 DOM
13. 2026-06-01
    days on market $95,000 Active 381 DOM
14. 2026-05-31
    days on market $95,000 Active 380 DOM
15. 2026-05-07
    status Active 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

16. 2026-05-07
    status Active 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

17. 2026-04-30
    status Pending 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

18. 2026-04-30
    status Pending 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

19. 2026-01-09
    status Active 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

20. 2026-01-09
    historical 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

21. 2025-12-04
    price $95,000 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

22. 2025-12-04
    price $95,000 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

23. 2025-10-31
    price $104,900 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

24. 2025-10-31
    price $104,900 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

25. 2025-09-26
    price $114,900 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

26. 2025-09-26
    price $114,900 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

27. 2025-08-18
    price $124,900 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

28. 2025-08-18
    price $124,900 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

29. 2025-07-17
    price $134,900 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

30. 2025-07-17
    price $134,900 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

31. 2025-06-15
    price $144,900 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

32. 2025-06-15
    price $144,900 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

33. 2025-05-08
    listed $155,000 Active 371-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

34. 2025-05-08
    listed $155,000 Active 372-char remark

    Show marketing remark (372 chars)

    3 bedroom 2.5 bath home on attractive corner lot with private yard. Just across the street from the Levee and its open green view. Off street parking for multiple vehicles secured by gated stockade fence. . Covered front porch with nice green space view . Just a short distance from Bourbon Street and the other attractions of the French Quarter and Downtown New Orleans.

35. 2024-04-26
    price $200,000
36. 2024-01-02
    price $230,000
37. 2023-12-12
    price $245,000
38. 2023-11-13
    listed $200,000
39. 2022-03-29
    price $299,500
40. 2022-03-28
    listed $299,500
41. 2022-02-26
    price $325,000
42. 2022-02-11
    listed $325,000
43. 2020-09-18
    soldstatus $42,000 Closed
44. 2020-09-17
    status Pending
45. 2020-09-04
    price $42,999
46. 2020-09-04
    status Active
47. 2020-09-03
    status Pending
48. 2020-08-30
    price $47,999
49. 2020-08-23
    price $49,999
50. 2020-08-15
    listed $42,999

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 2/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,961
• − Mortgage interest: −$5,321
• − Property taxes: −$2,390
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$2,764
• Taxable income: $7,540
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $6,689/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+120.9% since first listed

37 events — show timeline

• 2026-05-07 Relisted — AcadianaMLS
• 2026-05-07 Relisted — GSREIN
• 2026-04-30 Pending — AcadianaMLS
• 2026-04-30 Pending — GSREIN
• 2026-01-09 Relisted — GSREIN
• 2026-01-09 Listing Removed — GSREIN
• 2025-12-04 Price Changed $95,000 AcadianaMLS
• 2025-12-04 Price Changed $95,000 GSREIN
• 2025-10-31 Price Changed $104,900 AcadianaMLS
• 2025-10-31 Price Changed $104,900 GSREIN
• 2025-09-26 Price Changed $114,900 AcadianaMLS
• 2025-09-26 Price Changed $114,900 GSREIN
• 2025-08-18 Price Changed $124,900 AcadianaMLS
• 2025-08-18 Price Changed $124,900 GSREIN
• 2025-07-17 Price Changed $134,900 AcadianaMLS
• 2025-07-17 Price Changed $134,900 GSREIN
• 2025-06-15 Price Changed $144,900 AcadianaMLS
• 2025-06-15 Price Changed $144,900 GSREIN
• 2025-05-08 Listed $155,000 GSREIN
• 2025-05-08 Listed $155,000 AcadianaMLS
• 2024-04-26 Price Changed $200,000 GSREIN
• 2024-01-02 Price Changed $230,000 GSREIN
• 2023-12-12 Price Changed $245,000 GSREIN
• 2023-11-13 Listed $200,000 AcadianaMLS
• 2022-03-29 Price Changed $299,500 GSREIN
• 2022-03-28 Listed $299,500 AcadianaMLS
• 2022-02-26 Price Changed $325,000 GSREIN
• 2022-02-11 Listed $325,000 AcadianaMLS
• 2020-09-18 Sold (MLS) $42,000 GSREIN
• 2020-09-17 Pending — GSREIN
• 2020-09-04 Price Changed $42,999 GSREIN
• 2020-09-04 Relisted — GSREIN
• 2020-09-03 Pending — GSREIN
• 2020-08-30 Price Changed $47,999 GSREIN
• 2020-08-23 Price Changed $49,999 GSREIN
• 2020-08-15 Listed $60,000 GSREIN
• 2020-08-15 Listed $42,999 AcadianaMLS

Property tax history

+23.0%/yr

Latest (2026): $2,390 · +0.9% YoY. Source: county tax records.