1915-1917 Bayou Rd · New Orleans, LA 70116

$265,000

4 bd · 2.0 ba · 1,710 sqft · MultiFamily public records · 395 Days on market

Built 1920 $155/sqft · 6% below area Est $370k · 28% 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 +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units--each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there's a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don't miss your chance to own this unique property in one of New Orleans' most historic and vibrant neighborhoods!

Key facts

• Updated kitchen
• Historic triplex
• 2 parking spots

Tags

• HISTORIC TRIPLEX
• VIBRANT TREME NEIGHBORHOOD
• SHORT WALK TO COFFEE SHOPS
• SEPARATELY METERED UNITS
• UPDATED KITCHEN
• GENEROUSLY SIZED KITCHEN

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 2×2bd/1ba units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $508/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $4,313/mo this rent would consume 99% 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 $8k 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 + 0.2% rent growth), your $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $160k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — 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 $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 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. Built in 1920 — 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: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $370,362
• List price: $265,000
• Delta: -28.45%
• 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 N Prieur St	0.27mi	4/2.0	1,700 (-1%)	4mo	$315,000	$185	84
1552 54 N Derbigny St	0.30mi	4/3.0	1,681 (-2%)	5mo	$330,000	$196	75
2216-18 Saint Louis St	0.62mi	4/2.0	1,689 (-1%)	1mo	$335,000	$198	69
2118 20 Onzaga St	0.44mi	4/2.0	1,526 (-11%)	1mo	$182,000	$119	61
2013-15 Conti St	0.62mi	4/2.0	1,610 (-6%)	5mo	$65,000	$40	57
2520 22 D'abadie St	0.74mi	4/2.0	1,632 (-5%)	3mo	$278,600	$171	56
2617 Toulouse St	0.69mi	4/4.0	1,750 (+2%)	1mo	$215,000	$123	55
2612-2614 St. Philip St	0.54mi	4/2.0	1,517 (-11%)	3mo	$299,000	$197	53
1923-25 Pauger St	0.66mi	4/2.0	1,879 (+10%)	4mo	$70,000	$37	50
2643 45 Dumaine St	0.59mi	4/2.0	1,479 (-14%)	3mo	$298,000	$201	47
2601 03 St Ann St	0.58mi	4/2.0	1,946 (+14%)	5mo	$220,000	$113	46
2134 Annette St	0.75mi	4/4.0	1,816 (+6%)	3mo	$210,000	$116	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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.57×
• Total profit: $42,298
• Equity at exit: $39,512

10-year hold

• IRR: 21.2%
• Equity multiple: 2.56×
• Total profit: $116,025
• Equity at exit: $22,912

Cash invested: $74,200 (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: 15.9×

Monthly cashflow live

• Estimated rent: $4,313 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$317 /mo · $3,804/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$906
• Net cashflow: $1,524

Break-even live

Break-even rent $2,384

Max offer price $265,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,391
▸ 2× units	2	1	$2,922
Total (3 units)			$4,313

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	23d	1	0.16mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	16d	1	0.24mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	3d	1	0.27mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	3d	1	0.32mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	43d	1	0.41mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	43d	1	0.41mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	23d	1	0.44mi
2517 Ursulines Ave New Orleans, LA	3.0	2.0	1136	$1,950	$1.72	23d	1	0.44mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	3d	1	0.44mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	19d	1	0.47mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	17d	1	0.47mi
1908 Saint Louis St New Orleans, LA	3.0	3.0	1234	$2,300	$1.86	23d	1	0.57mi
2033 Conti St New Orleans, LA	3.0	3.0	1249	$2,250	$1.80	14d	1	0.63mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.63mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.63mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	23d	1	0.64mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	43d	1	0.65mi
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	23d	1	0.67mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	43d	1	0.67mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	3d	1	0.68mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	23d	1	0.68mi
2105 Bienville St New Orleans, LA	3.0	3.0	1231	$2,350	$1.91	17d	1	0.69mi
2320 Conti St New Orleans, LA	3.0	2.0	1125	$2,500	$2.22	23d	1	0.70mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	43d	1	0.71mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	43d	1	0.71mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	43d	1	0.71mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.71mi
2024 Bienville St New Orleans, LA	3.0	2.0	1314	$2,100	$1.60	23d	1	0.71mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.71mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,300	$1.80	20d	1	0.73mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,500	$1.96	23d	1	0.73mi
734 Ursulines Ave New Orleans, LA	3.0	2.0	1340	$2,800	$2.09	43d	1	0.76mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	23d	1	0.81mi
824 N Dupre St New Orleans, LA	3.0	2.0	1315	$2,250	$1.71	17d	1	0.82mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	3d	1	0.82mi
1418 Royal St Unit 1418 New Orleans, LA	4.0	2.0	1300	$2,450	$1.88	23d	1	0.82mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	19d	1	0.88mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	23d	1	0.89mi
751 Chartres St New Orleans, LA	2.0–3.0	2.0	1461	$3,450	$2.36	43d	1	0.93mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	23d	1	0.93mi

Listing history 33 events

1. 2026-06-18
   days on market $265,000 Active 395 DOM
2. 2026-06-17
   days on market $265,000 Active 394 DOM
3. 2026-06-16
   days on market $265,000 Active 393 DOM
4. 2026-06-15
   days on market $265,000 Active 392 DOM
5. 2026-06-13
   days on market $265,000 Active 390 DOM
6. 2026-06-10
   days on market $265,000 Active 387 DOM
7. 2026-06-09
   days on market $265,000 Active 386 DOM
8. 2026-06-08
   days on market $265,000 Active 385 DOM
9. 2026-06-07
   days on market $265,000 Active 384 DOM
10. 2026-06-05
    days on market $265,000 Active 381 DOM
11. 2026-06-03
    days on market $265,000 Active 380 DOM
12. 2026-06-02
    days on market $265,000 Active 379 DOM
13. 2026-06-01
    days on market $265,000 Active 378 DOM
14. 2026-05-31
    days on market $265,000 Active 377 DOM
15. 2026-03-04
    price $265,000 947-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

16. 2026-03-04
    price $265,000 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

17. 2026-02-16
    status Active 947-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

18. 2026-02-16
    status Active 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

19. 2026-01-06
    historical Active Under Contract 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

20. 2025-11-06
    status Active 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

21. 2025-11-02
    historical Active Under Contract 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

22. 2025-10-22
    price $287,000 947-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

23. 2025-10-22
    price $287,000 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

24. 2025-07-16
    price $375,000 947-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

25. 2025-07-16
    price $375,000 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

26. 2025-05-19
    listed $425,000 Active 947-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

27. 2025-05-19
    listed $425,000 Active 970-char remark

    Show marketing remark (970 chars)

    Historic triplex in the heart of the vibrant Treme neighborhood, just one block from Esplanade Avenue. Enjoy a short walk to coffee shops, the French Quarter, and the Marigny. This property offers a unique opportunity for investment or owner occupancy, with three separately metered units—each with its own unique charm and character. 1915 is a renovated 1-bedroom, 1-bathroom ground-floor unit featuring polished original hardwood floors and an updated kitchen and bathroom. Upstairs at 1917, you'll enter into a spacious living area, with the kitchen, bathroom, and two equally sized bedrooms just off the main space. 1913 is a detached two-story home with a generously sized kitchen and living room downstairs. Upstairs, there’s a large landing currently used as a second bedroom, along with another bedroom and a full bathroom. Don’t miss your chance to own this unique property in one of New Orleans’ most historic and vibrant neighborhoods!

28. 2024-07-19
    historical $1,275
29. 2024-06-05
    listed $1,275
30. 2024-05-02
    historical
31. 2023-09-03
    listed
32. 2023-08-30
    historical
33. 2022-11-23
    listed

ⓘ 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: $3,804 · $317/mo
• Projected year-2 tax: $3,804 · $317/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 · 74% 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: $51,756
• − Mortgage interest: −$14,844
• − Property taxes: −$3,804
• − Insurance: −$2,122
• − Repairs & maintenance: −$4,140
• − Management: −$4,140
• − Depreciation: −$7,709
• Taxable income: $14,995
• Est. tax owed @ 24.0%: −$3,599
• After-tax cash flow: $14,685/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

+20684.3% since first listed

19 events — show timeline

• 2026-03-04 Price Changed $265,000 AcadianaMLS
• 2026-03-04 Price Changed $265,000 GSREIN
• 2026-02-16 Relisted — AcadianaMLS
• 2026-02-16 Relisted — GSREIN
• 2026-01-06 Contingent — GSREIN
• 2025-11-06 Relisted — GSREIN
• 2025-11-02 Contingent — GSREIN
• 2025-10-22 Price Changed $287,000 AcadianaMLS
• 2025-10-22 Price Changed $287,000 GSREIN
• 2025-07-16 Price Changed $375,000 AcadianaMLS
• 2025-07-16 Price Changed $375,000 GSREIN
• 2025-05-19 Listed $425,000 GSREIN
• 2025-05-19 Listed $425,000 AcadianaMLS
• 2024-07-19 Rental Removed $1,275 GSREIN
• 2024-06-05 Listed for Rent $1,275 GSREIN
• 2024-05-02 Rental Removed — BUILDIUM
• 2023-09-03 Listed for Rent — BUILDIUM
• 2023-08-30 Rental Removed — BUILDIUM
• 2022-11-23 Listed for Rent — BUILDIUM

Property tax history

+8.1%/yr

Latest (2026): $3,804 · +1.1% YoY. Source: county tax records.