Historic, Character Home
Solid-Brick Holy Cross Corner Cottage with AC Studio — $150,000
7
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 8 | Brick corner cottage, studio outbuilding, wood floors, 9-ft ceilings, riverside neighborhood character |
| Condition | 25% | 6 | No system dates provided; description is positive but no roof/HVAC specifics named |
| Price / Sq Ft | 15% | 6 | Listing $120/sqft vs zip median $90/sqft — listing runs 33% above median; thin data noted |
| Price vs. Market | 5% | 6 | $150K vs $254,890 zip median — roughly 41% below; strong discount signal |
| Market Conditions | 5% | 7 | DOM 89 days, sale-to-list 93.7%, price drops 43.3% — clear buyer's market |
The rear studio is the thing that makes this worth a look. It started as a workshop, got converted into a proper studio space with its own air conditioning and a private entrance from the yard. That is a room that earns its keep — you can work in it, rent it, sleep a guest, run something out of it. It does not pull from the main house at all.
The main house is a 1969 brick cottage on a corner lot in Historic Holy Cross, about 1,250 square feet. Brick construction matters here, and not just aesthetically. Twin brick archways frame the covered front porch, and that same material carries through to give the place a solidity that wood-frame houses in this city do not always have. Inside, 9-foot ceilings and wood floors in the living and sleeping rooms. Formal living room, separate dining room, full kitchen with laundry inside, two bedrooms with big closets. The layout is straightforward and the ceiling height keeps it from feeling tight.
Holy Cross is riverside, a few blocks from the Mississippi levee. The listing says a short walk puts the downtown skyline in front of you, which tracks with the geography. The neighborhood is residential and quiet by New Orleans standards, the kind of place where people are actually living rather than passing through.
The honest concern here is the unknowns. No roof age, no HVAC dates, nothing on system condition. Brick construction and wood floors are good, but a house this age without documented mechanicals means your first call after any accepted offer should be to an inspector who will price out what needs replacing. Factor that before you settle on what $150,000 means.
What $150,000 does get you is a brick corner cottage in a named historic district, with a functional outbuilding already converted and conditioned, sitting at roughly 41% below the zip code median sale price. At that gap, there is room for the surprises a pre-inspection turns up.
