8713 Cohn St · New Orleans, LA 70118

$339,900

6 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 26 Days on market

Built 1939 2,700 sqft lot $269/sqft · at area comps Est $421k · 19% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*100% FINANCING AVAILABLE WITH NO INCOME LIMITS, NO MORTGAGE INSURANCE, AND UP TO $6,000 GRANT AVAILABLE* Move right into this beautifully renovated 3 BDRM/2 BA New Orleans cottage in the convenient Carrollton area just minutes from Oak Street. From the inviting front porch to the bright open floor plan, this home blends timeless New Orleans character with clean modern finishes. The living and dining areas flow easily into a gorgeous chef's kitchen with a 6-burner gas range, stainless steel appliances, stone countertops, subway tile backsplash, abundant cabinetry, and excellent prep space. The primary suite is a standout with vaulted ceilings and spacious layout, large walk-in closet, double vanity, soaking tub & stand-up shower, creating a comfortable spa like retreat at the end of the day. Additional highlights include recessed lighting, warm wood tone floors, generous natural light, updated bathrooms, tankless water heater, fenced backyard, patio space, and storage shed/workshop. Enjoy being close to neighborhood favorites including Breads on Oak, Jacques Imo's, Maple Leaf, Oak & Ale, and the Carrollton streetcar, making it easy to enjoy Uptown, Downtown, and everything New Orleans has to offer. Set in preferred Flood Zone X, this renovated home checks all the boxes for style, location, and everyday comfort.

Key facts

• Renovated cottage
• Stone countertops
• Chef's kitchen

Tags

• RENOVATED COTTAGE
• CHEF'S KITCHEN
• GAS RANGE
• STAINLESS STEEL APPLIANCES
• STONE COUNTERTOPS
• SUBWAY TILE BACKSPLASH

Property features AI

Exterior

• Utilities: Public water; Public sewer; Water heater (energy-efficient feature)
• Home design: Single-story; Raised foundation; Shingle roof; Property in excellent condition; City lot with rectangular dimensions (approx. 30 x 88)
• Construction: Raised foundation; Shingle roof; Construction in excellent condition
• Exterior features: Fenced yard; Porch; Concrete patio/porch; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic with pull-down attic stairs; Stone counters; Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $335k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• 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 flat; 279 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $10k 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 + 1.0% rent growth), your $95k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y 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 $24k; list at $340k implies a 1287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1939 — 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,801 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $421,098
• List price: $339,900
• Delta: -16.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.12×
• Total profit: $11,868
• Equity at exit: $50,680

10-year hold

• IRR: 10.9%
• Equity multiple: 1.78×
• Total profit: $73,900
• Equity at exit: $29,388

Cash invested: $95,172 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,237 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $1,185

Break-even live

Break-even rent $2,737

Max offer price $339,900

Occupancy floor 67%

Sensitivity live

Price	-10% $1,378	-5% $1,281	+0% $1,185	+5% $1,089	+10% $993
Rent	-10% $850	-5% $1,018	+0% $1,185	+5% $1,352	+10% $1,520
Rate	-1.0pp $1,356	-0.5pp $1,272	base $1,185	+0.5pp $1,097	+1.0pp $1,007

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	25d	1	0.88mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	45d	1	0.99mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	45d	1	1.31mi

Listing history 38 events

1. 2026-06-21
   days on market $339,900 Active 26 DOM
2. 2026-06-18
   days on market $339,900 Active 23 DOM
3. 2026-06-17
   days on market $339,900 Active 22 DOM
4. 2026-06-16
   days on market $339,900 Active 21 DOM
5. 2026-06-15
   days on market $339,900 Active 20 DOM
6. 2026-06-13
   days on market $339,900 Active 18 DOM
7. 2026-06-10
   days on market $339,900 Active 15 DOM
8. 2026-06-09
   days on market $339,900 Active 14 DOM
9. 2026-06-08
   days on market $339,900 Active 13 DOM
10. 2026-06-07
    days on market $339,900 Active 12 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    days on market $339,900 Active 9 DOM
13. 2026-06-03
    days on market $339,900 Active 8 DOM
14. 2026-06-02
    days on market $339,900 Active 7 DOM
15. 2026-06-01
    days on market $339,900 Active 6 DOM
16. 2026-05-31
    days on market $339,900 Active 5 DOM
17. 2026-04-29
    status Active
18. 2026-04-04
    status Active
19. 2026-03-22
    status Pending
20. 2025-12-27
    listed $349,900 Active
21. 2025-09-22
    listed $360,000 Active
22. 2025-09-22
    listed $360,000 Active
23. 2025-05-13
    price $360,000
24. 2025-05-13
    price $360,000
25. 2025-04-19
    listed $360,000
26. 2025-04-19
    listed $365,000 Active
27. 2025-03-23
    listed $365,000 Active
28. 2025-01-12
    price $379,000
29. 2025-01-07
    price $379,000
30. 2024-11-01
    price $389,000
31. 2024-11-01
    price $389,000
32. 2024-09-19
    price $399,000
33. 2024-08-22
    listed $399,000 Active
34. 1997-07-31
    soldstatus $24,500
35. 1997-07-23
    soldstatus $24,500
36. 1997-04-25
    listed $26,975
37. 1997-04-25
    listed $26,975
38. 1994-06-01
    soldstatus $212,000

ⓘ 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 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: $50,847
• − Mortgage interest: −$19,040
• − Property taxes: −$2,061
• − Insurance: −$2,497
• − Repairs & maintenance: −$4,068
• − Management: −$4,068
• − Depreciation: −$9,888
• Taxable income: $9,226
• Est. tax owed @ 24.0%: −$2,214
• After-tax cash flow: $12,007/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

+60.3% since first listed

23 events — show timeline

• 2026-05-26 Listed $339,900 GSREIN
• 2026-05-26 Listed $339,900 AcadianaMLS
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-04 Relisted — AcadianaMLS
• 2026-03-22 Pending — AcadianaMLS
• 2025-12-27 Listed $349,900 AcadianaMLS
• 2025-09-22 Listed $360,000 AcadianaMLS
• 2025-05-13 Price Changed $360,000 AcadianaMLS
• 2025-05-13 Price Changed $360,000 GSREIN
• 2025-04-19 Listed $365,000 AcadianaMLS
• 2025-04-19 Listed $360,000 AcadianaMLS
• 2025-03-23 Listed $365,000 AcadianaMLS
• 2025-01-12 Price Changed $379,000 AcadianaMLS
• 2025-01-07 Price Changed $379,000 GSREIN
• 2024-11-01 Price Changed $389,000 AcadianaMLS
• 2024-11-01 Price Changed $389,000 GSREIN
• 2024-09-19 Price Changed $399,000 GSREIN
• 2024-08-22 Listed $399,000 AcadianaMLS
• 1997-07-31 Sold (Public Records) $24,500 Public Records
• 1997-07-23 Sold (MLS) $24,500 GSREIN
• 1997-04-25 Listed $26,975 AcadianaMLS
• 1997-04-25 Listed $26,975 GSREIN
• 1994-06-01 Sold (Public Records) $212,000 Public Records

Property tax history

+10.8%/yr

Latest (2026): $2,061 · +1.1% YoY. Source: county tax records.