1223 25 S Clark St · New Orleans, LA 70125

$155,000

4 bd · 2.0 ba · 1,404 sqft · MultiFamily public records · 96 Days on market

Built 1931 2,491 sqft lot $110/sqft · 28% below area Est $209k · 26% 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 +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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Cute duplex tucked away on a quiet one block street in close proximity to Xavier University. Each side has one bedroom, one bath, and a large indoor laundry room with lots of room for extra storage. The units share a backyard space. The bedroom is a nice size and the kitchen and living room are open concept. This owner has three doubles for sale in this fantastic block- buy all three properties for $425,000 with a possible monthly rental income of $5400-$6,000.

Key facts

• Extra storage
• 2,491 sq ft lot
• Built 1931

Tags

• QUIET ONE BLOCK STREET
• LARGE INDOOR LAUNDRY ROOM
• EXTRA STORAGE
• SHARED BACKYARD SPACE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $631/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 flat; 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,998/mo this rent would consume 59% of the median local household income ($61k/yr) (locally 1270% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 0.7% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago 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.
• Current owner paid $40k; list at $155k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1931 — 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.93% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.70%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $209,370
• List price: $155,000
• Delta: -25.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
745-47 S Genois St	0.54mi	4/2.0	1,610 (+15%)	3mo	$250,000	$155	48
8200 02 Edinburgh St	0.67mi	4/4.0	1,534 (+9%)	24mo	$199,000	$130	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.12×
• Total profit: $48,570
• Equity at exit: $23,111

10-year hold

• IRR: 33.9%
• Equity multiple: 3.76×
• Total profit: $119,734
• Equity at exit: $13,402

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,998 high
• Mortgage (P&I): −$813
• Tax from tax record: −$164 /mo · $1,962/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,261

Break-even live

Break-even rent $1,402

Max offer price $155,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,349	-5% $1,305	+0% $1,261	+5% $1,217	+10% $1,173
Rent	-10% $1,024	-5% $1,143	+0% $1,261	+5% $1,379	+10% $1,498
Rate	-1.0pp $1,339	-0.5pp $1,300	base $1,261	+0.5pp $1,221	+1.0pp $1,180

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,998
Total (2 units)			$2,998

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Genois St New Orleans, LA	3.0	1.0	1000	$1,595	$1.59	24d	1	0.00mi
1228 S Genois St New Orleans, LA	3.0	1.0	1000	$1,150	$1.15	24d	1	0.03mi
4814 Thalia St Unit B New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	24d	1	0.13mi
4816 Thalia St New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	24d	1	0.13mi
4702 Euphrosine St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	4d	1	0.16mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	21d	1	0.30mi
1318 S Salcedo St Unit 202 New Orleans, LA	4.0	2.0	1152	$1,975	$1.71	24d	1	0.36mi
1318 S Salcedo St Unit 101 New Orleans, LA	4.0	2.0	1152	$1,775	$1.54	17d	1	0.36mi
4520 Elba St New Orleans, LA	3.0	2.0	1100	$1,700	$1.55	24d	1	0.40mi
3317 Short St New Orleans, LA	3.0	2.0	900	$1,600	$1.78	24d	1	0.42mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	24d	1	0.42mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	4d	1	0.43mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	12d	1	0.44mi
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	24d	1	0.44mi
2835 Pine St Unit 2835 New Orleans, LA	3.0	2.0	1219	$2,995	$2.46	44d	1	0.46mi
2833 Pine St Unit 2833 New Orleans, LA	3.0	2.0	1219	$3,200	$2.63	20d	1	0.46mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	11d	1	0.49mi
2741 Audubon St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	4d	1	0.51mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	24d	1	0.67mi
647 S Pierce St New Orleans, LA	3.0	2.0	1550	$3,175	$2.05	15d	1	0.67mi
615 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.72mi
613 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.72mi
429 S Genois St Unit 429 New Orleans, LA	3.0	1.0	1022	$1,650	$1.61	24d	1	0.75mi
431 S Genois St New Orleans, LA	3.0	1.0	1022	$1,675	$1.64	24d	1	0.75mi
439 S Norman C. Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	22d	1	0.75mi
3829 General Taylor St New Orleans, LA	3.0	1.0	1000	$1,300	$1.30	24d	1	0.77mi
3825 Baudin St New Orleans, LA	3.0	3.5	1680	$2,000	$1.19	24d	1	0.78mi
2308 Audubon St New Orleans, LA	4.0	1.5	1480	$3,050	$2.06	16d	1	0.78mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	4d	1	0.79mi
426 S Lopez St New Orleans, LA	4.0	3.0	1400	$2,300	$1.64	24d	1	0.80mi
4020 Baudin St New Orleans, LA	3.0	2.0	1100	$1,550	$1.41	4d	1	0.81mi
3023 Baudin St New Orleans, LA	3.0	1.0	968	$2,400	$2.48	17d	1	0.81mi
3804 Banks St New Orleans, LA	3.0	2.0	1353	$2,250	$1.66	17d	1	0.82mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	24d	1	0.82mi
8514 Forshey St New Orleans, LA	3.0	1.0	1030	$1,600	$1.55	24d	1	0.82mi
334 S Clark St New Orleans, LA	3.0	1.0	1065	$1,750	$1.64	22d	1	0.84mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,545	$2.32	2d	16	0.85mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	3d	1	0.85mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	4d	1	0.85mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	22d	1	0.87mi

Listing history 25 events

1. 2026-06-18
   days on market $155,000 Active 96 DOM
2. 2026-06-17
   days on market $155,000 Active 95 DOM
3. 2026-06-16
   days on market $155,000 Active 94 DOM
4. 2026-06-15
   days on market $155,000 Active 93 DOM
5. 2026-06-13
   days on market $155,000 Active 91 DOM
6. 2026-06-10
   days on market $155,000 Active 88 DOM
7. 2026-06-09
   days on market $155,000 Active 87 DOM
8. 2026-06-08
   days on market $155,000 Active 86 DOM
9. 2026-06-07
   days on market $155,000 Active 85 DOM
10. 2026-06-05
    days on market $155,000 Active 82 DOM
11. 2026-06-03
    days on market $155,000 Active 81 DOM
12. 2026-06-02
    days on market $155,000 Active 80 DOM
13. 2026-06-01
    days on market $155,000 Active 79 DOM
14. 2026-05-31
    days on market $155,000 Active 78 DOM
15. 2026-03-14
    listed $155,000 Active 465-char remark

    Show marketing remark (465 chars)

    Cute duplex tucked away on a quiet one block street in close proximity to Xavier University. Each side has one bedroom, one bath, and a large indoor laundry room with lots of room for extra storage. The units share a backyard space. The bedroom is a nice size and the kitchen and living room are open concept. This owner has three doubles for sale in this fantastic block- buy all three properties for $425,000 with a possible monthly rental income of $5400-$6,000.

16. 2026-01-13
    price $160,000
17. 2026-01-13
    price $16,000
18. 2024-03-11
    historical $800
19. 2024-03-01
    listed $800
20. 2010-09-10
    soldstatus $40,400
21. 2010-07-14
    listed $39,900
22. 2010-03-10
    listed $35,000
23. 2006-12-22
    soldstatus $31,200
24. 2006-09-15
    listed $32,500
25. 2006-09-15
    listed $32,500

ⓘ 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: $1,962 · $164/mo
• Projected year-2 tax: $1,962 · $164/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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,976
• − Mortgage interest: −$8,682
• − Property taxes: −$1,962
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,878
• − Management: −$2,878
• − Depreciation: −$4,509
• Taxable income: $13,494
• Est. tax owed @ 24.0%: −$3,238
• After-tax cash flow: $11,894/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 513,025 people
• By 2030: 575,781 · +12.2%
• By 2040: 700,174 · +36.5%
• By 2050: 826,541 · +61.1%
• By 2075: 1,123,374 · +119.0%
• By 2100: 1,355,609 · +164.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid D (+67.0) · D 82.2% · R 15.2% · Other 2.7%
• 2008→2024 swing: +6.7pp toward D · 2008: 60.3pp · 2024: 67.0pp
• All cycles: 2024: D+67.0 2020: D+68.2 2016: D+66.2 2012: D+62.5 2008: D+60.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+376.9% since first listed

11 events — show timeline

• 2026-03-14 Listed $155,000 GSREIN
• 2026-01-13 Price Changed $160,000 GSREIN
• 2026-01-13 Price Changed $16,000 GSREIN
• 2024-03-11 Rental Removed $800 BUILDIUM
• 2024-03-01 Listed for Rent $800 BUILDIUM
• 2010-09-10 Sold (MLS) $40,400 GSREIN
• 2010-07-14 Listed $39,900 GSREIN
• 2010-03-10 Listed $35,000 GSREIN
• 2006-12-22 Sold (MLS) $31,200 GSREIN
• 2006-09-15 Listed $32,500 GSREIN
• 2006-09-15 Listed $32,500 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2026): $1,962 · +1.1% YoY. Source: county tax records.