8001 D Downman Rd · New Orleans, LA 70126

$1,400

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 9 Days on market

Built 1977

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multifamily apartments available for lease in New Orleans East. Conveniently located on a bus route, this property offers easy access to public transportation, making it a practical choice for residents traveling to work, school, shopping, medical appointments, and other daily destinations. This apartment community provides a great opportunity for tenants seeking a convenient New Orleans East location with access to nearby major corridors and community services. The bus route access adds strong everyday value for residents who need reliable transportation options. Whether you are looking for comfortable living, convenient access, or a location that keeps you connected, these New Orleans East multifamily apartments are worth a closer look. Contact a member of the KW Commercial Fraiche Team today for leasing details and showing information.

Key facts

• Built 1977
• Listed 9 days

Property features AI

Finance

• Other: Tenant pays electricity; owner pays water; Property is a single-unit building

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Brick construction; Asphalt roof; Slab foundation; Built with average condition
• Exterior features: Fenced yard; City lot; Rectangular lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; HVAC energy-efficient features
• Interior features: Average condition; In-unit laundry
• Laundry & utility: Washer/dryer located in unit

🏷️ Possibly a rental listed for sale. The $1,400 price doesn't fit this home's estimated sale value (~$169,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Cap rate 1162.3% 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); 224 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,719/mo this rent would consume 49% of the median local household income ($42k/yr) (locally 1767% 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 $10 of loan paydown is wiped out by about $42 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 + 0.0% rent growth), your $392 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $1,400

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 122.81% ✓
• Cap rate: 1162.28%
• Cash-on-cash: 4128.52%
• DSCR: 184.70
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $169,500
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5704 Count Ln	0.22mi	3/1.5	1,400 (-7%)	14mo	$85,000	$61	65
7180 W Laverne St	0.55mi	3/2.0	1,540 (+3%)	10mo	$260,000	$169	62
7840 W Laverne St	0.10mi	3/2.0	1,684 (+12%)	16mo	$235,000	$140	62
7445 Beau St	0.33mi	3/2.0	1,644 (+10%)	22mo	$185,000	$113	50
6953 E Laverne St	0.73mi	2/1.0 (-1)	1,560 (+4%)	4mo	$87,000	$56	47
7407 Cornwall Pl	0.34mi	2/1.5 (-1)	1,400 (-7%)	24mo	$75,000	$54	46
6401 Wales St	0.40mi	3/2.0	1,285 (-14%)	18mo	$156,000	$121	42
50 Martin Dr	0.73mi	3/2.0	1,336 (-11%)	13mo	$180,000	$135	37
1307 Chimney Wood Ln	0.45mi	3/2.5	1,700 (+13%)	23mo	$78,500	$46	36
6731 Coventry St St	0.70mi	3/2.0	1,647 (+10%)	19mo	$116,000	$70	35
18 Curtis Dr	0.75mi	2/2.0 (-1)	1,296 (-14%)	8mo	$150,000	$116	31

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: —
• Equity multiple: 206.76×
• Total profit: $80,656
• Equity at exit: $209

10-year hold

• IRR: —
• Equity multiple: 412.92×
• Total profit: $161,472
• Equity at exit: $121

Cash invested: $392 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $21/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,349

Break-even live

Break-even rent $12

Max offer price $1,400

Occupancy floor 17%

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: $350
• Closing costs: $42
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	23d	1	0.05mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	23d	1	0.11mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	23d	1	0.12mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	0.12mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	0.12mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	23d	1	0.18mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	0.21mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	23d	1	0.21mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	2d	1	0.35mi
7530 Newcastle St New Orleans, LA	3.0	2.0	1913	$1,800	$0.94	23d	1	0.51mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	0.86mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	0.93mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	1.11mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	23d	1	1.13mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	1.15mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	16d	1	1.16mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.20mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	3d	1	1.25mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	1.27mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	23d	1	1.29mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	1.31mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	23d	1	1.32mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	1.36mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	1.37mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	1.38mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.45mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	43d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $1,400 Active 9 DOM
2. 2026-06-17
   days on market $1,400 Active 8 DOM
3. 2026-06-16
   days on market $1,400 Active 7 DOM
4. 2026-06-15
   days on market $1,400 Active 6 DOM
5. 2026-06-13
   days on market $1,400 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $1,400 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,633
• − Mortgage interest: −$78
• − Property taxes: −$21
• − Insurance: −$7
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$41
• Taxable income: $17,184
• Est. tax owed @ 24.0%: −$4,124
• After-tax cash flow: $12,060/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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: Predominantly Black (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $1,400 AcadianaMLS
• 2026-06-09 Listed $1,400 GSREIN