1205 St. Charles Ave #608 · New Orleans, LA 70130

$129,000

1 bd · 1.0 ba · 400 sqft · Condo public records · 292 Days on market

Built 1954 $322/sqft · 28% below area Est $179k · 28% under $296/mo HOA · 24% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route--the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

Key facts

• In-ground pool
• Spa
• 24-hour security

Tags

• REMODELED STUDIO CONDO
• ASSIGNED OFF-STREET PARKING
• IN-GROUND POOL
• SPA
• STATE-OF-THE-ART GYM
• 24-HOUR SECURITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (5.1% below list).
• Recommended offer: $86k (33.7% below list) — sets the bar for cash-flow.

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; 308 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 292 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 22y 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 $90k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent; built in 1954 — 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 $85,541 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 8.8

CMA / ARV

• ARV (median comp): $178,948
• List price: $129,000
• Delta: -27.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: -33.8%
• Equity multiple: -0.08×
• Total profit: $-38,830
• Equity at exit: $19,234

10-year hold

• IRR: -63.9%
• Equity multiple: -0.74×
• Total profit: $-62,853
• Equity at exit: $11,154

Cash invested: $36,120 (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 70130

• Rents YoY: 0.9%
• Active inventory: 308
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$676
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$296
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-246

Break-even live

Break-even rent $1,535

Max offer price $85,541

Occupancy floor —

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Saint Charles Ave Unit 1A New Orleans, LA	1.0	1.0	330	$1,199	$3.63	17d	1	0.51mi
1016 Canal St Unit 1272301P New Orleans, LA	—	1.0	312	$1,233	$3.95	17d	1	0.98mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$8,365	$8.23	2d	2	1.01mi
515 Saint Louis St #8 New Orleans, LA	—	1.0	375	$1,450	$3.87	24d	1	1.15mi
722 Saint Louis St Unit 103 New Orleans, LA	1.0	1.0	320	$1,250	$3.91	24d	1	1.17mi
438 Dauphine St Unit 3B New Orleans, LA	—	1.0	375	$1,125	$3.00	24d	1	1.19mi
438 Dauphine St Unit 1B New Orleans, LA	1.0	1.0	375	$1,050	$2.80	24d	1	1.19mi
438 Dauphine St Unit 1B New Orleans, LA	1.0	1.0	375	$1,050	$2.80	21d	1	1.19mi
421 Burgundy St #4 New Orleans, LA	—	1.0	338	$1,100	$3.25	17d	1	1.21mi
3300 Saint Charles Ave New Orleans, LA	—	1.0	375	$1,225	$3.26	21d	3	1.31mi
708 Orleans St Unit 3 New Orleans, LA	—	1.0	300	$1,100	$3.67	24d	1	1.33mi
734 Orleans St Unit D New Orleans, LA	1.0	1.0	350	$1,000	$2.86	24d	1	1.34mi
212 Eliza St New Orleans, LA	1.0	1.0	350	$1,100	$3.14	24d	1	1.35mi
807 Bourbon St Unit 5-2B New Orleans, LA	1.0	1.0	300	$1,100	$3.67	24d	1	1.40mi
807 Bourbon St Unit 3-1C New Orleans, LA	1.0	1.0	194	$1,000	$5.15	24d	1	1.40mi
931 Royal St #5 New Orleans, LA	—	1.0	281	$1,225	$4.36	3d	1	1.48mi

HOA detail condo

• Monthly dues: $296 · $3,552/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $129,000 Active 292 DOM
2. 2026-06-17
   days on market $129,000 Active 291 DOM
3. 2026-06-16
   days on market $129,000 Active 290 DOM
4. 2026-06-15
   days on market $129,000 Active 289 DOM
5. 2026-06-13
   days on market $129,000 Active 287 DOM
6. 2026-06-10
   days on market $129,000 Active 284 DOM
7. 2026-06-09
   days on market $129,000 Active 283 DOM
8. 2026-06-08
   days on market $129,000 Active 282 DOM
9. 2026-06-07
   days on market $129,000 Active 281 DOM
10. 2026-06-05
    days on market $129,000 Active 278 DOM
11. 2026-06-03
    days on market $129,000 Active 277 DOM
12. 2026-06-02
    days on market $129,000 Active 276 DOM
13. 2026-06-01
    days on market $129,000 Active 275 DOM
14. 2026-05-31
    days on market $129,000 Active 274 DOM
15. 2026-02-11
    price $129,000 766-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

16. 2026-02-11
    price $129,000 771-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

17. 2025-11-24
    price $134,000 766-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

18. 2025-11-24
    status Active 771-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

19. 2025-11-24
    price $134,000 771-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

20. 2025-11-20
    status Pending 771-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

21. 2025-08-26
    listed $129,900 Active 766-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

22. 2025-08-26
    listed $129,900 Active 771-char remark

    Show marketing remark (771 chars)

    Mardi Gras Alert: Prime St. Charles Avenue Parade Route Studio with Luxury Furnishings! Seize an exceptional opportunity to own a remodeled, 400-square-foot studio condo located directly on the iconic St. Charles Avenue parade and streetcar route—the ultimate New Orleans location, especially as we approach Mardi Gras season. Situated on the 6th floor, Unit 608 is in superb, move-in-ready condition and is furnished with luxury items, offering an immediate, high-end living experience. The unit includes the coveted feature of one assigned off-street parking space. Residents enjoy a full suite of desirable amenities, including an in-ground pool, a relaxing spa, a state-of-the-art gym, and 24-hour security, ensuring a safe and convenient lifestyle. OWNER/AGENT

23. 2025-01-22
    historical $1,200
24. 2025-01-19
    price $139,000
25. 2025-01-19
    price $139,000
26. 2024-11-19
    listed $1,200
27. 2024-11-18
    listed $135,000 Active
28. 2024-10-16
    historical $1,200
29. 2024-05-10
    listed $1,200
30. 2024-03-07
    listed $139,900
31. 2023-12-19
    historical $1,100
32. 2023-11-17
    price $1,100
33. 2023-09-22
    listed $1,200
34. 2022-08-15
    listed $139,900
35. 2021-11-24
    listed $132,000
36. 2014-07-09
    soldstatus $90,000
37. 2014-07-02
    soldstatus $90,000
38. 2014-03-13
    listed $110,000
39. 2014-03-13
    listed $110,000
40. 2005-03-21
    soldstatus $82,084
41. 2004-09-09
    listed $82,084
42. 2004-09-09
    listed $82,084

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 9/10 Extreme FEMA zone X · 99% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,686
• − Mortgage interest: −$7,226
• − Property taxes: −$1,442
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$3,552
• − Depreciation: −$3,753
• Taxable loss: −$5,079
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-1,733/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): 12,560
• Household income: $80,212
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 841.0

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 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 2% 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: ▼ -162.98%
• Current HPI: 206.2364
• Rent YoY: ▲ 0.95%
• 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

+57.2% since first listed

28 events — show timeline

• 2026-02-11 Price Changed $129,000 AcadianaMLS
• 2026-02-11 Price Changed $129,000 GSREIN
• 2025-11-24 Price Changed $134,000 AcadianaMLS
• 2025-11-24 Relisted — GSREIN
• 2025-11-24 Price Changed $134,000 GSREIN
• 2025-11-20 Pending — GSREIN
• 2025-08-26 Listed $129,900 GSREIN
• 2025-08-26 Listed $129,900 AcadianaMLS
• 2025-01-22 Rental Removed $1,200 GSREIN
• 2025-01-19 Price Changed $139,000 AcadianaMLS
• 2025-01-19 Price Changed $139,000 GSREIN
• 2024-11-19 Listed for Rent $1,200 GSREIN
• 2024-11-18 Listed $135,000 AcadianaMLS
• 2024-10-16 Rental Removed $1,200 GSREIN
• 2024-05-10 Listed for Rent $1,200 GSREIN
• 2024-03-07 Listed $139,900 AcadianaMLS
• 2023-12-19 Rental Removed $1,100 GSREIN
• 2023-11-17 Price Changed $1,100 GSREIN
• 2023-09-22 Listed for Rent $1,200 GSREIN
• 2022-08-15 Listed $139,900 AcadianaMLS
• 2021-11-24 Listed $132,000 AcadianaMLS
• 2014-07-09 Sold (Public Records) $90,000 Public Records
• 2014-07-02 Sold (MLS) $90,000 GSREIN
• 2014-03-13 Listed $110,000 AcadianaMLS
• 2014-03-13 Listed $110,000 GSREIN
• 2005-03-21 Sold (MLS) $82,084 GSREIN
• 2004-09-09 Listed $82,084 AcadianaMLS
• 2004-09-09 Listed $82,084 GSREIN

Property tax history

+0.7%/yr

Latest (2026): $1,442 · +1.1% YoY. Source: county tax records.