6401 Veterans Memorial Blvd

Metairie, Louisiana, 70003

Tax LienpendingSells Aug 12, 2026 · 58 days ago

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SqFt: 0
Lot Size: 126,760
APN: 0-82-0033037

Property Type: Other
Distressed: No
Vacant: No
Owner Type: Company
Owner Status: Absentee (Out of State)
Length of Ownership: 7 Years 8 Months
Purchase Method: Cash Purchase
County: Jefferson

Value

Estimated Value: $1,428,880
County Market Value: $11,638,633; 2025
Assessed Value: $1,428,880; 2025

Mortgage & Debt

Open Mortgages: 1
Estimated Balance: $12,250,000
Lien Flags: None recorded; RealEstateAPI flags · not a lien search
Tax Delinquent Since: 2019

Last Sale

Document Type: Quit Claim Deed

Opportunity

Opening Bid: $196,972
Bid / Value: 14%; of $1,428,880
Property Tax 2025: $180,339; annual bill · not the amount owed
Equity (est.): $0; 0%

Opening bid

$196,972

Assessed value

$1,428,880

Land $633,830Improvement $795,050

Market / AVM

$1,428,880

Property tax 2025

$180,339

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 8/25/2026

Ownership Information

Owner 1 Name: Nola Healthcare Llc
Mailing Address: 13461 Parker Commons Blvd Ste 201, Fort Myers, FL 33912
Owner Type: Company
Corporate Owned: Yes

Property Characteristics

Basement: No Basement

Land/Location Information

Deal analysis

Recorded	Position	Amount	Type	Lender
12/11/2014	First	$12,250,000	Conventional	Fortress Credit Co Llc

Recorded	Position	Amount	Type	Lender	Open
12/11/2014	First	$12,250,000	Conventional	Fortress Credit Co Llc	Yes

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
12/04/2018	12/13/2018		Quit Claim Deed	11863400	No	Cash Purchase	Nola Healthcare Llc	Om Capital Nola Llc
12/11/2014	12/22/2014	$11,850	Warranty Deed		Yes	Financed	Om Capital Nola Llc	6401 Hoteliers Llc
12/01/2004	12/01/2004	$6,652,130	Warranty Deed		Yes	Cash Purchase	6401 Hoteliers L L C	Veterans Hotel 1999 C61 L

Your maximum bid

$796,523

Walk away above this. Projected profit at the ceiling: $428,664 (30% of ARV).

Opening bid $196,972

Room to bid $599,551

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

History-guided suggestion

$404,931

Under max by $391,591

≤ 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 $1,428,880. 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: $1,428,880
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$114,310
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 ~$2,143/month.: −$85,733
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): −$428,664
Maximum bid: $796,523

If the owner redeems

Flat penalty

You'd receive

$66,908

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.

6401 Veterans Memorial Blvd

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Land/Location Information

6401 Veterans Memorial Blvd

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Land/Location Information

Legal Description

Tax Assessment Information

Last Non-Arm's Length Ownership Transfer

Recording Information

Buyer/Seller 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