415 Edwards Ave

New Orleans, Louisiana, 70123

Tax LienpendingSells Aug 12, 2026 · 58 days ago

View on map ↗

SqFt: 0
Lot Size: 176,418
APN: 0-70-0004706

Property Type: Other
Distressed: No
Vacant: No
Owner Type: Company
Owner Status: Absentee (Out of State)
Length of Ownership: 5 Years
Purchase Method: Financed
County: Jefferson

Value

Estimated Value: $331,570
County Market Value: $2,907,033; 2025
Assessed Value: $331,570; 2025

Mortgage & Debt

Open Mortgages: 1
Estimated Balance: $2,601,000
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Last Sale

Public Record: $3,060,000; 08/17/2021
Document Type: Deed

Opportunity

Opening Bid: $45,273
Bid / Value: 14%; of $331,570
Property Tax 2025: $41,847; annual bill · not the amount owed
Equity (est.): $0; 0%
Linked Properties: 16

Opening bid

$45,273

Assessed value

$331,570

Land $208,970Improvement $122,600

Market / AVM

$331,570

Property tax 2025

$41,847

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 8/25/2026

Ownership Information

Owner 1 Name: G W Murphy Illinois Llc
Owner 2 Name: Gary Murphy
Mailing Address: 920 150th St, Hammond, IN 46327
Owner Type: Company
Corporate Owned: Yes

Property Characteristics

Basement: No Basement

Deal analysis

Recorded	Position	Amount	Type	Lender	Doc #
08/17/2021	First	$2,601,000	Open End Mortgage / Open End With Future Advance Clause	Bancorpsourth Bank	12147766

Recorded	Position	Amount	Type	Lender	Rate Type	Doc #	Open
08/17/2021	First	$2,601,000	Open End Mortgage / Open End With Future Advance Clause	Bancorpsourth Bank		12147766	Yes
10/02/2013		$6,700,000	Open End Mortgage / Open End with Future Advance Clause	First Bank And Trust	Fixed Rate		No

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
08/17/2021	08/18/2021	$3,060,000	Deed	12147766	Yes	Financed	G W Murphy Illinois Llc, Gary Murphy	945 Magazine St Property Llc, Daniel P Kelly

Your maximum bid

$182,029

Walk away above this. Projected profit at the ceiling: $99,471 (30% of ARV).

Opening bid $45,273

Room to bid $136,756

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$92,694

Under max by $89,335

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for LA|Tax Lien; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $331,570. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $331,570
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$26,526
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical LA range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical LA recording and deed issuance cost.: −$250
Holding costs (40 months)assumed Taxes, insurance, and securing the property at ~$497/month.: −$19,894
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$99,471
Maximum bid: $182,029

If the owner redeems

Flat penalty

You'd receive

$15,290

Window

1095 days

LA sells liens: the expected outcome is redemption with interest, not ownership. Taking title needs a separate foreclosure after 1095 days.

three years from recordation for most property; blighted or abandoned property redeems in eighteen months

Quoted elsewhere as 8% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE SYSTEM CHANGED ON 2026-01-01 AND MOST WRITING ABOUT LOUISIANA IS NOW WRONG. Acts 774 and 557 of 2024 replaced the ownership bid-down sale with a tax lien certificate auction. 'Tax sale title' is repealed, no adjudicated property is created after that date, and a bidder no longer ends up owning an undivided percentage of a house. Any guide, course or comparable sale predating 2026 describes the old mechanism.
Louisiana assesses land and residential improvements at 10% and 'other property' at 15%. On a commercial parcel actually assessed at 15%, dividing by 0.10 overstates value by half — the dangerous direction. The homestead exemption also removes a slice of assessed value on an owner-occupied home, so a bare assessed figure there understates the property. Check the classification and whether a homestead exemption is in force before treating a derived ARV as a valuation.

415 Edwards Ave

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

415 Edwards Ave

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Land/Location Information

Legal Description

Tax Assessment Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Area

Fair Market Rents

Tax Assessment Information

Open Mortgages

Mortgage History

Sale History

County records

Jefferson County rules

Historical comps

Verify before you bid