3909 11 Iberville St · New Orleans, LA 70119

$575,000

5 bd · 5.0 ba · 3,580 sqft · MultiFamily public records · 318 Days on market

Built 1924 $161/sqft · at area comps Est $566k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +6.8/15.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully occupied 5plex in Mid-City, close to Carrollton Avenue. High ceilings, hardwood floors and many original features. Parking for several cars on property.

Key facts

• Original features
• High ceilings
• Hardwood floors

Tags

• HIGH CEILINGS
• HARDWOOD FLOORS
• ORIGINAL FEATURES
• PARKING FOR SEVERAL CARS

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 soft (-0.2%/yr); 381 active listings in the ZIP; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $7,112/mo this rent would consume 161% of the median local household income ($53k/yr) (locally 3381% 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 $4k of loan paydown is wiped out by about $17k 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 318 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $412k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1924 — 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 $506,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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 1924 — 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 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: 1.24% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $565,877
• List price: $575,000
• Delta: 1.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 N Solomon St	0.25mi	5/5.0	3,796 (+6%)	12mo	$494,000	$130	68
325 S Lopez St	0.58mi	5/5.0	3,520 (-2%)	5mo	$330,000	$94	66
422-24 S Clark St	0.47mi	6/6.0 (+1)	3,490 (-2%)	5mo	$340,000	$97	61
3514 16 Baudin St	0.49mi	6/6.0 (+1)	3,485 (-3%)	6mo	$520,000	$149	59
855 57 Wilson Dr	0.46mi	6/4.0 (+1)	3,406 (-5%)	3mo	$650,000	$191	59
4130 Cleveland Ave	0.28mi	4/4.0 (-1)	3,725 (+4%)	15mo	$250,000	$67	58
231 33 S Telemachus St	0.27mi	6/2.0 (+1)	3,623 (+1%)	18mo	$390,000	$108	53
809 11 Solomon Pl	0.48mi	6/4.0 (+1)	3,482 (-3%)	18mo	$740,000	$213	49
215 17 S Cortez St	0.22mi	4/3.0 (-1)	3,168 (-12%)	14mo	$460,000	$145	46
332 33 S Norman C Francis Pkwy	0.50mi	6/4.0 (+1)	3,200 (-11%)	6mo	$259,000	$81	45
926 28 City Park Ave	0.61mi	4/3.5 (-1)	3,394 (-5%)	9mo	$1,220,000	$359	44
3100 02 Palmyra St	0.62mi	6/5.0 (+1)	4,009 (+12%)	16mo	$575,000	$143	33

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $2,379
• Equity at exit: $85,734

10-year hold

• IRR: 6.8%
• Equity multiple: 1.44×
• Total profit: $71,389
• Equity at exit: $49,715

Cash invested: $161,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

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

Methodology + full state rankings →

ZIP-level market 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $7,112 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$469 /mo · $5,634/yr
• Insurance: −$240
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,494
• Net cashflow: $1,828

Break-even live

Break-even rent $4,799

Max offer price $575,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,153	-5% $1,990	+0% $1,828	+5% $1,665	+10% $1,502
Rent	-10% $1,266	-5% $1,547	+0% $1,828	+5% $2,109	+10% $2,389
Rate	-1.0pp $2,117	-0.5pp $1,974	base $1,828	+0.5pp $1,679	+1.0pp $1,527

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,792
1× unit	1	1	$1,321
Total (5 units)			$7,112

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $575,000 Active 318 DOM
2. 2026-06-18
   days on market $575,000 Active 315 DOM
3. 2026-06-17
   days on market $575,000 Active 314 DOM
4. 2026-06-16
   days on market $575,000 Active 313 DOM
5. 2026-06-15
   days on market $575,000 Active 312 DOM
6. 2026-06-13
   days on market $575,000 Active 310 DOM
7. 2026-06-10
   days on market $575,000 Active 307 DOM
8. 2026-06-09
   days on market $575,000 Active 306 DOM
9. 2026-06-08
   days on market $575,000 Active 305 DOM
10. 2026-06-07
    days on market $575,000 Active 304 DOM
11. 2026-06-05
    days on market $575,000 Active 301 DOM
12. 2026-06-03
    days on market $575,000 Active 300 DOM
13. 2026-06-02
    days on market $575,000 Active 299 DOM
14. 2026-06-01
    days on market $575,000 Active 298 DOM
15. 2026-05-31
    days on market $575,000 Active 297 DOM
16. 2025-09-08
    status Active 158-char remark

    Show marketing remark (158 chars)

    Fully occupied 5plex in Mid-City, close to Carrollton Avenue. High ceilings, hardwood floors and many original features. Parking for several cars on property.

17. 2025-09-02
    historical Active Under Contract 158-char remark

    Show marketing remark (158 chars)

    Fully occupied 5plex in Mid-City, close to Carrollton Avenue. High ceilings, hardwood floors and many original features. Parking for several cars on property.

18. 2025-08-05
    listed $575,000 Active 158-char remark

    Show marketing remark (158 chars)

    Fully occupied 5plex in Mid-City, close to Carrollton Avenue. High ceilings, hardwood floors and many original features. Parking for several cars on property.

19. 2025-08-05
    listed $575,000 Active 158-char remark

    Show marketing remark (158 chars)

    Fully occupied 5plex in Mid-City, close to Carrollton Avenue. High ceilings, hardwood floors and many original features. Parking for several cars on property.

20. 2014-06-07
    listed $435,000
21. 2000-06-21
    soldstatus $412,000

ⓘ 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: $5,634 · $469/mo
• Projected year-2 tax: $5,634 · $469/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: $85,344
• − Mortgage interest: −$32,209
• − Property taxes: −$5,634
• − Insurance: −$3,672
• − Repairs & maintenance: −$6,828
• − Management: −$6,828
• − Depreciation: −$16,727
• Taxable income: $13,447
• Est. tax owed @ 24.0%: −$3,227
• After-tax cash flow: $18,704/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

+39.6% since first listed

6 events — show timeline

• 2025-09-08 Relisted — GSREIN
• 2025-09-02 Contingent — GSREIN
• 2025-08-05 Listed $575,000 GSREIN
• 2025-08-05 Listed $575,000 AcadianaMLS
• 2014-06-07 Listed $435,000 AcadianaMLS
• 2000-06-21 Sold (Public Records) $412,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $5,634 · +1.0% YoY. Source: county tax records.