2444 Aubry St · New Orleans, LA 70119

$159,975

3 bd · 1.0 ba · 923 sqft · SingleFamily public records · 131 Days on market

Built 1969 $173/sqft · 30% below area Est $230k · 30% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• 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

Incredible value-add opportunity in Esplanade Ridge! Charming historic 7th Ward cottage with a great layout in a high demand area near the Fairgrounds and Jazz Fest, great restaurants, City Park, Mid-City amenities, and convenient I-10 access. This 2 BR/1.5 BA home features off street parking with a gated driveway, new wood siding, LVP flooring, and a tankless water heater. Renovated homes on Aubry St have sold significantly higher. This home is priced to sell and ready to return a profit or use your own vision and complete the renovation!

Key facts

• Historic cottage
• Gated driveway
• New wood siding

Tags

• HISTORIC COTTAGE
• GATED DRIVEWAY
• NEW WOOD SIDING
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.3% in New Orleans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $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.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $30k (16%) 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.
• 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 $140,778 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1969 — 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: 1.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (median comp): $230,155
• List price: $159,975
• Delta: -30.49%
• 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
1714 N Broad St	0.13mi	2/3.0 (-1)	912 (-1%)	10mo	$245,000	$269	71
2633 New Orleans St	0.42mi	3/1.0	925 (+0%)	12mo	$45,000	$49	70
2115 Laharpe St	0.35mi	2/1.5 (-1)	898 (-3%)	4mo	$249,900	$278	69
2936 Fortin St	0.54mi	2/1.0 (-1)	973 (+5%)	0mo	$364,450	$375	60
2931 Ponce De Leon St	0.54mi	2/1.0 (-1)	970 (+5%)	2mo	$362,000	$373	60
1714 Aubry St	0.48mi	3/1.0	1,008 (+9%)	3mo	$73,000	$72	59
2037 Saint Anthony St	0.58mi	2/1.0 (-1)	960 (+4%)	4mo	$126,000	$131	58
3018 Maurepas St	0.63mi	2/1.0 (-1)	987 (+7%)	8mo	$290,000	$294	47
2413 New Orleans St	0.35mi	3/2.0	1,035 (+12%)	17mo	$95,000	$92	45
2831 Ponce De Leon St	0.42mi	2/2.5 (-1)	1,041 (+13%)	5mo	$395,000	$379	44
3114 Pauger St	0.60mi	3/2.0	1,017 (+10%)	15mo	$155,750	$153	38
1217 N Roman St	0.73mi	3/2.0	1,005 (+9%)	11mo	$105,000	$104	38

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-20,417
• Equity at exit: $23,853

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-22,864
• Equity at exit: $13,832

Cash invested: $44,793 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$839
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $161

Break-even live

Break-even rent $1,422

Max offer price $159,975

Occupancy floor 85%

Sensitivity live

Price	-10% $251	-5% $206	+0% $161	+5% $115	+10% $70
Rent	-10% $32	-5% $96	+0% $161	+5% $225	+10% $289
Rate	-1.0pp $241	-0.5pp $201	base $161	+0.5pp $119	+1.0pp $77

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: $39,994
• Closing costs: $4,799
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 D'Abadie St New Orleans, LA	2.0	1.0	960	$1,400	$1.46	21d	1	0.07mi
2525 D'Abadie St Unit 2525 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	21d	1	0.07mi
1634 N Rocheblave St New Orleans, LA	2.0	1.0	900	$1,400	$1.56	24d	1	0.13mi
1660 Paul Morphy St New Orleans, LA	2.0	1.0	863	$1,500	$1.74	24d	1	0.21mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	24d	1	0.21mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	24d	1	0.24mi
1776 N Miro St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	24d	1	0.28mi
2415 Columbus St Unit D New Orleans, LA	2.0	1.0	654	$1,700	$2.60	4d	1	0.30mi
2624 Laharpe St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	24d	1	0.30mi
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	24d	1	0.30mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	24d	1	0.30mi
2826 Aubry St New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	11d	1	0.32mi
2109 A P Tureaud Ave New Orleans, LA	2.0	1.0	936	$1,450	$1.55	15d	1	0.33mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	0.34mi
1627 N Johnson St New Orleans, LA	2.0	1.0	841	$1,250	$1.49	24d	1	0.35mi
2902 Aubry St New Orleans, LA	2.0	1.0	890	$1,350	$1.52	24d	1	0.35mi
2839 Maurepas St New Orleans, LA	2.0	1.0	808	$1,400	$1.73	24d	1	0.40mi
1739 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	24d	1	0.40mi
1737 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	24d	1	0.40mi
2846 Maurepas St New Orleans, LA	2.0	1.0	625	$1,500	$2.40	4d	1	0.41mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	4d	1	0.41mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	4d	1	0.41mi
2130 N Broad St Unit 1A New Orleans, LA	2.0	1.0	925	$1,500	$1.62	24d	1	0.43mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	21d	1	0.44mi
2015 Kerlerec St Unit 2015 New Orleans, LA	2.0	1.0	819	$2,050	$2.50	24d	1	0.48mi
3015 Castiglione St New Orleans, LA	2.0	1.0	1075	$1,500	$1.40	24d	1	0.48mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	4d	1	0.50mi
1811 New Orleans St New Orleans, LA	2.0	2.0	900	$1,700	$1.89	4d	1	0.51mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	4d	1	0.51mi
2913 St Bernard Ave Unit A New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	24d	1	0.51mi
2931 Maurepas St Unit 2931 New Orleans, LA	2.0	2.5	800	$1,650	$2.06	4d	1	0.51mi
1228 N Dorgenois St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	4d	1	0.52mi
1424 N Johnson St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.54mi
1730 Allen St New Orleans, LA	2.0	1.0	920	$1,650	$1.79	24d	1	0.56mi
2432 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	15d	1	0.57mi
2434 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	15d	1	0.57mi
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	24d	1	0.58mi
1820 Kerlerec St New Orleans, LA	2.0	1.0	950	$1,600	$1.68	18d	1	0.58mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	4d	1	0.58mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	4d	1	0.58mi

Listing history 27 events

1. 2026-06-21
   days on market $159,975 Active 131 DOM
2. 2026-06-18
   days on market $159,975 Active 128 DOM
3. 2026-06-17
   days on market $159,975 Active 127 DOM
4. 2026-06-16
   days on market $159,975 Active 126 DOM
5. 2026-06-15
   days on market $159,975 Active 125 DOM
6. 2026-06-13
   days on market $159,975 Active 123 DOM
7. 2026-06-10
   days on market $159,975 Active 120 DOM
8. 2026-06-09
   days on market $159,975 Active 119 DOM
9. 2026-06-08
   days on market $159,975 Active 118 DOM
10. 2026-06-07
    days on market $159,975 Active 117 DOM
11. 2026-06-05
    pricedays on market $159,975 Active 114 DOM
12. 2026-06-03
    days on market $174,000 Active 113 DOM
13. 2026-06-02
    days on market $174,000 Active 112 DOM
14. 2026-06-01
    days on market $174,000 Active 111 DOM
15. 2026-05-31
    days on market $174,000 Active 110 DOM
16. 2026-03-17
    price $174,000 545-char remark

    Show marketing remark (545 chars)

    Incredible value-add opportunity in Esplanade Ridge! Charming historic 7th Ward cottage with a great layout in a high demand area near the Fairgrounds and Jazz Fest, great restaurants, City Park, Mid-City amenities, and convenient I-10 access. This 2 BR/1.5 BA home features off street parking with a gated driveway, new wood siding, LVP flooring, and a tankless water heater. Renovated homes on Aubry St have sold significantly higher. This home is priced to sell and ready to return a profit or use your own vision and complete the renovation!

17. 2026-03-17
    price $174,000 545-char remark

    Show marketing remark (545 chars)

    Incredible value-add opportunity in Esplanade Ridge! Charming historic 7th Ward cottage with a great layout in a high demand area near the Fairgrounds and Jazz Fest, great restaurants, City Park, Mid-City amenities, and convenient I-10 access. This 2 BR/1.5 BA home features off street parking with a gated driveway, new wood siding, LVP flooring, and a tankless water heater. Renovated homes on Aubry St have sold significantly higher. This home is priced to sell and ready to return a profit or use your own vision and complete the renovation!

18. 2026-02-10
    listed $189,900 Active 545-char remark

    Show marketing remark (545 chars)

    Incredible value-add opportunity in Esplanade Ridge! Charming historic 7th Ward cottage with a great layout in a high demand area near the Fairgrounds and Jazz Fest, great restaurants, City Park, Mid-City amenities, and convenient I-10 access. This 2 BR/1.5 BA home features off street parking with a gated driveway, new wood siding, LVP flooring, and a tankless water heater. Renovated homes on Aubry St have sold significantly higher. This home is priced to sell and ready to return a profit or use your own vision and complete the renovation!

19. 2026-02-10
    listed $189,900 Active 545-char remark

    Show marketing remark (545 chars)

    Incredible value-add opportunity in Esplanade Ridge! Charming historic 7th Ward cottage with a great layout in a high demand area near the Fairgrounds and Jazz Fest, great restaurants, City Park, Mid-City amenities, and convenient I-10 access. This 2 BR/1.5 BA home features off street parking with a gated driveway, new wood siding, LVP flooring, and a tankless water heater. Renovated homes on Aubry St have sold significantly higher. This home is priced to sell and ready to return a profit or use your own vision and complete the renovation!

20. 2020-04-01
    soldstatus $145,000
21. 2020-03-30
    soldstatus $145,000 Closed
22. 2020-03-07
    status Pending
23. 2019-10-27
    price $159,000
24. 2019-10-14
    listed $159,000
25. 2019-10-14
    listed $169,000 Active
26. 1997-04-28
    soldstatus $25,000
27. 1987-06-12
    soldstatus $21,000

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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: $19,502
• − Mortgage interest: −$8,961
• − Property taxes: −$1,814
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,654
• Taxable loss: −$645
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,083/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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

+728.6% since first listed

12 events — show timeline

• 2026-03-17 Price Changed $174,000 AcadianaMLS
• 2026-03-17 Price Changed $174,000 GSREIN
• 2026-02-10 Listed $189,900 GSREIN
• 2026-02-10 Listed $189,900 AcadianaMLS
• 2020-04-01 Sold (Public Records) $145,000 Public Records
• 2020-03-30 Sold (MLS) $145,000 GSREIN
• 2020-03-07 Pending — GSREIN
• 2019-10-27 Price Changed $159,000 GSREIN
• 2019-10-14 Listed $169,000 GSREIN
• 2019-10-14 Listed $159,000 AcadianaMLS
• 1997-04-28 Sold (Public Records) $25,000 Public Records
• 1987-06-12 Sold (Public Records) $21,000 Public Records

Property tax history

+31.5%/yr

Latest (2026): $1,814 · +1.1% YoY. Source: county tax records.