7816-18 S Claiborne Ave · New Orleans, LA 70125

$295,000

4 bd · 4.0 ba · 2,532 sqft · MultiFamily public records · 55 Days on market

Built 1920 4,500 sqft lot $117/sqft · 41% below area Est $450k · 34% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs--including living and dining areas anchored by decorative fireplace mantels--and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

Key facts

• Built-in bookcases
• Outdoor space
• Oversized lot

Tags

• CRAFTSMAN-STYLE DUPLEX
• ORIGINAL HARDWOOD FLOORS
• BUILT-IN BOOKCASES
• DECORATIVE FIREPLACE MANTELS
• OVERSIZED LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $634/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $4,152/mo this rent would consume 81% 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 $2k of loan paydown is wiped out by about $9k 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 $83k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $295k implies a 354% gain — meaningful room to come down on a strong offer.

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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (median comp): $450,120
• List price: $295,000
• Delta: -34.46%
• 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
8012-14 Cohn St	0.34mi	4/2.0	2,536 (+0%)	9mo	$420,000	$166	68
8226 28 Panola St	0.35mi	4/2.0	2,640 (+4%)	5mo	$490,000	$186	65
2018-20 Joliet St	0.51mi	5/3.0 (+1)	2,502 (-1%)	1mo	$360,000	$144	64
8009 13 Nelson St	0.17mi	4/2.0	2,274 (-10%)	3mo	$410,000	$180	64
8015 17 Nelson St	0.17mi	4/3.0	2,816 (+11%)	11mo	$376,000	$134	60
3803 05 State Street Dr	0.56mi	5/3.0 (+1)	2,707 (+7%)	2mo	$295,000	$109	52
1729 31 Burdette St	0.40mi	4/2.0	2,217 (-12%)	2mo	$310,000	$140	51
1701 Cambronne St	0.57mi	3/3.0 (-1)	2,407 (-5%)	7mo	$382,000	$159	50
8325 27 Sycamore St	0.37mi	4/2.5	2,853 (+13%)	10mo	$495,000	$174	47
4419 21 Fontainebleau Dr	0.72mi	4/2.0	2,399 (-5%)	8mo	$440,000	$183	43
8701-03 Green St	0.74mi	4/4.0	2,280 (-10%)	13mo	$70,000	$31	38
8705-07 Green St	0.74mi	4/4.0	2,280 (-10%)	13mo	$70,000	$31	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $23,771
• Equity at exit: $43,985

10-year hold

• IRR: 14.8%
• Equity multiple: 2.07×
• Total profit: $88,570
• Equity at exit: $25,506

Cash invested: $82,600 (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: 11.8×

Monthly cashflow live

• Estimated rent: $4,152 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $1,269

Break-even live

Break-even rent $2,546

Max offer price $295,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,436	-5% $1,352	+0% $1,269	+5% $1,185	+10% $1,102
Rent	-10% $941	-5% $1,105	+0% $1,269	+5% $1,433	+10% $1,597
Rate	-1.0pp $1,417	-0.5pp $1,344	base $1,269	+0.5pp $1,192	+1.0pp $1,114

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,152
Total (2 units)			$4,152

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	4d	1	0.10mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	18d	1	0.12mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	44d	1	0.12mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	24d	1	0.21mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	24d	1	0.21mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	11d	1	0.25mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	12d	1	0.25mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	44d	1	0.30mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	4d	1	0.31mi
2251 Cambronne St Unit A New Orleans, LA	3.0	1.5	1945	$2,495	$1.28	24d	1	0.36mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	11d	1	0.50mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	44d	1	0.59mi
1539 Dante St New Orleans, LA	3.0	2.0	2672	$3,500	$1.31	44d	1	0.59mi
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	24d	1	0.60mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	22d	1	0.66mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	0.66mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	0.68mi
7000 Jeannette St New Orleans, LA	3.0	3.0	2390	$3,250	$1.36	4d	1	0.71mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	44d	1	0.73mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	15d	1	0.74mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	44d	1	0.75mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	24d	1	0.75mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	4d	1	0.76mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	44d	1	0.77mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	18d	1	0.79mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	44d	1	0.83mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	0.84mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	0.85mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	24d	1	0.87mi
2503 Calhoun St New Orleans, LA	3.0	2.0	1800	$3,000	$1.67	18d	1	0.91mi
2432 Calhoun St Unit A New Orleans, LA	3.0	2.0	1983	$4,400	$2.22	22d	1	0.92mi
2432 Calhoun St New Orleans, LA	4.0	2.0	3300	$4,400	$1.33	18d	1	0.92mi
1031 Broadway St New Orleans, LA	4.0	2.0	1750	$4,400	$2.51	18d	1	0.94mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	44d	1	0.95mi
939 Broadway St New Orleans, LA	5.0	3.0	1900	$4,000	$2.11	4d	1	0.99mi
8906 Plum St New Orleans, LA	3.0	2.0	2000	$2,800	$1.40	44d	1	1.01mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	18d	1	1.04mi
810 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	44d	1	1.07mi
808 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	44d	1	1.07mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	24d	1	1.08mi

Listing history 5 events

1. 2026-05-11
   status Pending 902-char remark

   Show marketing remark (902 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs--including living and dining areas anchored by decorative fireplace mantels--and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

2. 2026-05-06
   price $295,000 902-char remark

   Show marketing remark (902 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs--including living and dining areas anchored by decorative fireplace mantels--and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

3. 2026-03-24
   price $349,000 902-char remark

   Show marketing remark (902 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs--including living and dining areas anchored by decorative fireplace mantels--and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

4. 2026-03-17
   listed $399,000 Active 902-char remark

   Show marketing remark (902 chars)

   Fantastic New Price!!! Stately Craftsman-style duplex in the heart of historic Carrollton. This property boasts solid bones and incredible architectural integrity, featuring soaring ceilings, original hardwood floors, and classic built-in bookcases that elegantly divide the living spaces. Each unit offers a thoughtful, roommate-friendly layout with three distinct rooms downstairs--including living and dining areas anchored by decorative fireplace mantels--and 2 bedrooms with a full bath privately situated upstairs. While the left side maintains its historic charm, the right unit is ready for renovation, offering significant value-add potential for an owner-occupant or investor. The property sits on an oversized 150-foot deep lot, providing a rare amount of outdoor space for entertaining, gardening, or pets. Experience the best of New Orleans living with historic character and room to grow.

5. 1988-07-29
   soldstatus $65,000

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 · 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: $49,824
• − Mortgage interest: −$16,525
• − Property taxes: −$3,301
• − Insurance: −$2,272
• − Repairs & maintenance: −$3,986
• − Management: −$3,986
• − Depreciation: −$8,582
• Taxable income: $11,173
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $12,542/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

+353.8% since first listed

5 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-06 Price Changed $295,000 AcadianaMLS
• 2026-03-24 Price Changed $349,000 AcadianaMLS
• 2026-03-17 Listed $399,000 AcadianaMLS
• 1988-07-29 Sold (Public Records) $65,000 Public Records

Property tax history

-0.9%/yr

Latest (2026): $3,301 · +1.1% YoY. Source: county tax records.