2061 N Miro St · New Orleans, LA 70119

$169,000

3 bd · 1.0 ba · 1,350 sqft · MultiFamily public records · 152 Days on market

Built 1940 4,930 sqft lot $125/sqft · at area comps Est $164k · at est.

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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 +18.5/30.0
• ARV discount +6.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

Key facts

• Walk score 95
• Lots of parking
• Fortified roof

Tags

• OVERSIZED LOT
• FORTIFIED ROOF
• FLOOD ZONE X
• LOTS OF PARKING
• SPACE FOR A GARDEN
• WALK SCORE 95

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.3% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 22d 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 38% 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 152 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $96k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $169k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1940 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $163,525
• List price: $169,000
• Delta: 3.35%
• 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
2215 17 N Galvez St	0.24mi	4/2.0 (+1)	1,300 (-4%)	5mo	$107,000	$82	69
2132 Touro St	0.04mi	4/2.0 (+1)	1,550 (+15%)	6mo	$169,000	$109	60
2209 11 Marigny St	0.27mi	2/2.0 (-1)	1,454 (+8%)	8mo	$110,000	$76	59
2334 36 N Miro St	0.39mi	2/2.0 (-1)	1,230 (-9%)	3mo	$76,500	$62	56
1353 - 55 Annette St	0.64mi	4/2.0 (+1)	1,300 (-4%)	1mo	$151,000	$116	54
1834 36 Marigny St	0.35mi	4/2.0 (+1)	1,508 (+12%)	2mo	$215,000	$143	53
1627 - 1629 Urquhart St	0.66mi	4/2.0 (+1)	1,366 (+1%)	7mo	$192,500	$141	52
1809-11 Touro St	0.28mi	2/2.0 (-1)	1,500 (+11%)	10mo	$190,000	$127	51
1624 N Miro St	0.61mi	2/2.0 (-1)	1,325 (-2%)	10mo	$105,000	$79	51
2124-2126 N Villere St	0.60mi	2/2.0 (-1)	1,320 (-2%)	10mo	$160,000	$121	51
2467/2469 N Tonti St	0.53mi	4/2.0 (+1)	1,475 (+9%)	2mo	$175,000	$119	49
2118 20 Onzaga St	0.58mi	4/2.0 (+1)	1,526 (+13%)	1mo	$182,000	$119	41

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-26,294
• Equity at exit: $25,198

10-year hold

• IRR: -14.6%
• Equity multiple: 0.28×
• Total profit: $-33,920
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$886
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $93

Break-even live

Break-even rent $1,550

Max offer price $169,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $141	+0% $93	+5% $45	+10% $-3
Rent	-10% $-39	-5% $27	+0% $93	+5% $159	+10% $225
Rate	-1.0pp $178	-0.5pp $136	base $93	+0.5pp $49	+1.0pp $5

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	25d	1	0.09mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	25d	1	0.09mi
3110 Pauger St New Orleans, LA	2.0	2.0	992	$1,300	$1.31	25d	1	0.13mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	21d	1	0.20mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.21mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.21mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	25d	1	0.23mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	5d	1	0.24mi
2512 Elysian Fields Ave Unit 1 New Orleans, LA	2.0	1.0	879	$1,400	$1.59	19d	1	0.26mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	25d	1	0.28mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	25d	1	0.35mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	25d	1	0.36mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	25d	1	0.37mi
2109 A P Tureaud Ave New Orleans, LA	2.0	1.0	936	$1,450	$1.55	16d	1	0.37mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	5d	1	0.39mi
1811 New Orleans St New Orleans, LA	2.0	2.0	900	$1,700	$1.89	4d	1	0.41mi
1730 Allen St New Orleans, LA	2.0	1.0	920	$1,650	$1.79	25d	1	0.42mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	19d	1	0.43mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	25d	1	0.45mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	25d	1	0.45mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	25d	1	0.46mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	25d	1	0.46mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	25d	1	0.47mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	19d	1	0.48mi
1922 Industry St Unit B New Orleans, LA	2.0	2.0	963	$1,325	$1.38	3d	1	0.48mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	19d	1	0.49mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	21d	1	0.49mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	19d	1	0.49mi
2229 Saint Roch Ave New Orleans, LA	2.0	1.5	1200	$1,600	$1.33	22d	1	0.50mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	17d	1	0.50mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	5d	1	0.51mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	25d	1	0.52mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	5d	1	0.53mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	5d	1	0.53mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	25d	1	0.55mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	25d	1	0.55mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	0.57mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	5d	1	0.57mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	22d	1	0.58mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	19d	1	0.60mi

Listing history 41 events

1. 2026-06-21
   days on market $169,000 Active 152 DOM
2. 2026-06-18
   days on market $169,000 Active 149 DOM
3. 2026-06-17
   days on market $169,000 Active 148 DOM
4. 2026-06-16
   days on market $169,000 Active 147 DOM
5. 2026-06-15
   days on market $169,000 Active 146 DOM
6. 2026-06-13
   days on market $169,000 Active 144 DOM
7. 2026-06-10
   days on market $169,000 Active 141 DOM
8. 2026-06-09
   days on market $169,000 Active 140 DOM
9. 2026-06-08
   days on market $169,000 Active 139 DOM
10. 2026-06-07
    days on market $169,000 Active 138 DOM
11. 2026-06-05
    days on market $169,000 Active 135 DOM
12. 2026-06-03
    days on market $169,000 Active 134 DOM
13. 2026-06-02
    days on market $169,000 Active 133 DOM
14. 2026-06-01
    days on market $169,000 Active 132 DOM
15. 2026-05-31
    days on market $169,000 Active 131 DOM
16. 2026-05-08
    price $169,000 1142-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

17. 2026-05-08
    price $169,000 1144-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

18. 2026-04-06
    price $195,000 1142-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

19. 2026-04-06
    price $195,000 1144-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

20. 2026-03-05
    price $225,000 1142-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

21. 2026-03-05
    price $225,000 1144-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

22. 2026-01-20
    listed $265,000 Active 1142-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

23. 2026-01-20
    listed $265,000 Active 1144-char remark

    Show marketing remark (1144 chars)

    Priced under $200,000 and qualifies for 100% financing through local banks. Great value for a cottage on an oversized lot, which includes a large building in the rear. A new Fortified roof installed on main house, plus a flood zone X, low insurance costs overall. 2-3 bedrooms, 1 bath, front porch, side yard, parking, lots of parking or space for a garden. Walk score 95, Bike score 100. Zoning HU RD 2 and lots of permitted uses, history of day care center in rear building. Seventh Ward Neighborhood Association, and Neighborhood Conservation District. Rear building is 1676 sq. ft. and was separate metered. Property qualifies for closing costs assistance, and attractive loan products to assist with the home buying process, reach out as there are zero to low down payment options. Lots of light in cottage, and home is conveniently close to 1-10, Elysian Fields & St. Bernard Avenues, plus all the historic neighborhood establishments from diners to corner store groceries, bars and shops. This is a unique property that allows you to have rental income, or create some urban farming, or you have hobbies that require space to work.

24. 2017-08-07
    soldstatus $99,000
25. 2017-08-03
    soldstatus $99,000
26. 2017-08-03
    soldstatus $99,000 Closed
27. 2017-05-04
    listed $96,000
28. 2017-05-04
    listed $96,000
29. 2017-05-01
    soldstatus $89,900
30. 2017-04-28
    soldstatus $89,900 Sold
31. 2017-03-24
    status Under Contract
32. 2017-02-18
    listed $95,000 Active
33. 2017-02-15
    listed $95,000
34. 2016-06-10
    historical
35. 2015-10-31
    price $139,500
36. 2015-10-22
    status Active
37. 2015-09-24
    historical Pending Continue to Show
38. 2015-09-20
    price $144,500
39. 2015-06-10
    listed $149,500 Active
40. 2015-06-09
    listed $139,500
41. 1984-08-17
    soldstatus $45,000

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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) · 77% 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: $20,013
• − Mortgage interest: −$9,467
• − Property taxes: −$2,417
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,916
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,507/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

+275.6% since first listed

26 events — show timeline

• 2026-05-08 Price Changed $169,000 AcadianaMLS
• 2026-05-08 Price Changed $169,000 GSREIN
• 2026-04-06 Price Changed $195,000 AcadianaMLS
• 2026-04-06 Price Changed $195,000 GSREIN
• 2026-03-05 Price Changed $225,000 AcadianaMLS
• 2026-03-05 Price Changed $225,000 GSREIN
• 2026-01-20 Listed $265,000 GSREIN
• 2026-01-20 Listed $265,000 AcadianaMLS
• 2017-08-07 Sold (Public Records) $99,000 Public Records
• 2017-08-03 Sold (MLS) $99,000 GSREIN
• 2017-08-03 Sold (MLS) $99,000 GSREIN
• 2017-05-04 Listed $96,000 GSREIN
• 2017-05-04 Listed $96,000 AcadianaMLS
• 2017-05-01 Sold (Public Records) $89,900 Public Records
• 2017-04-28 Sold (MLS) $89,900 GSREIN
• 2017-03-24 Pending — GSREIN
• 2017-02-18 Listed $95,000 GSREIN
• 2017-02-15 Listed $95,000 AcadianaMLS
• 2016-06-10 Listing Removed — GSREIN
• 2015-10-31 Price Changed $139,500 GSREIN
• 2015-10-22 Relisted — GSREIN
• 2015-09-24 Contingent — GSREIN
• 2015-09-20 Price Changed $144,500 GSREIN
• 2015-06-10 Listed $149,500 GSREIN
• 2015-06-09 Listed $139,500 AcadianaMLS
• 1984-08-17 Sold (Public Records) $45,000 Public Records

Property tax history

+21.2%/yr

Latest (2026): $2,417 · +1.1% YoY. Source: county tax records.