How to Sell a Freret Double With Tenants for Cash

By Andrew Rodriguez & Tony Bertucci

Being a landlord on Freret Street can wear you down. If you own a Freret double with tenants on both sides, or one side rented and the other sitting empty, you may be ready to step back. Andrew and I have walked a lot of Uptown doubles with owners who were simply tired, and here is how we think about the neighborhood, the house and your choices. Tony Bertucci

Freret sits between South Claiborne Avenue and LaSalle Street, from Napoleon Avenue up to Jefferson Avenue. Our Uptown New Orleans seller guide covers the neighborhoods around it, from Touro to Broadmoor.

A short history of Freret and its doubles

The neighborhood takes its name from Freret Street, which honors William Freret, who served two terms as mayor of New Orleans in the 1840s. In the 1920s and 1930s, Freret Street had a streetcar line and dozens of shops, and families lived on the blocks behind them.

A lot of those families lived in doubles. A double shotgun is two shotgun homes under one roof, with a shared center wall running front to back and a front door on each side. Owners often lived on one side and rented the other, which is how many Freret landlords got started. Some doubles have since been turned into single homes, but plenty still have two kitchens, two meters and two sets of tenants.

The commercial strip went through hard years later in the century, then came back as new restaurants and shops opened along Freret Street. The houses stayed the same old wood doubles, with the same old-house needs.

Why owners decide to sell a Freret double with tenants

Nobody calls us because everything is going smoothly. Here is what we hear most from Freret landlords:

• Two of everything. Two water heaters, two sets of plumbing, two kitchens and two tenants who call when something breaks.
• Late or missed rent. One difficult tenant can take the joy out of owning the whole building.
• Deferred repairs. Older doubles often need roof, pier, termite or wiring work that keeps getting pushed back.
• A vacant side. Getting an empty side rent-ready can feel like starting over.
• Distance. Some owners have moved away and are managing a Freret double from out of state.

If any of that sounds familiar, you are not failing as a landlord. You may just be done, and that is a fair decision to make.

Inherited a Freret double with tenants?

Some of the hardest calls we get are from families who did not choose to be landlords. A parent owned the double for decades, lived on one side and rented the other, and now the family has keys, grief and two tenants asking who to pay. If that is you, I am sorry. Please be patient with yourself. Nothing has to be settled today.

A few gentle first steps help. Let the tenants know who to contact for now, and keep the house insured. Look for the leases, deposit records and any notes your loved one kept about repairs. Set aside the photos and keepsakes from the family side before anyone talks about a cleanout.

In Louisiana, a succession usually confirms who has authority to sign before a sale can close, and a succession attorney can explain the steps for your family. If several heirs share the double, choose one person to share updates so everyone hears the same thing. Our page on selling an inherited house in New Orleans and Metairie walks through more of this.

Tenants, leases and your Freret double

In Louisiana, selling a rental generally does not cancel the leases already in place. The buyer usually steps into your shoes as landlord, and security deposits need to be accounted for at closing. A Louisiana real estate attorney can walk you through how your leases carry over. Our guide on selling a house with tenants in New Orleans covers more of the basics.

It helps to gather a few things before you talk to any buyer:

• Copies of each lease, or notes on any month-to-month arrangements.
• Deposit amounts and records for each side.
• Who pays which utilities, and whether the sides have separate meters.
• Any repair requests or open problems your tenants have raised.

Treat your tenants with respect through the process. Give the notice your lease requires before any visit, and let them know what to expect. Parts of Uptown also fall in historic districts, so our guide to HDLC vs National Register for Uptown sellers can help if exterior work ever comes up.

How to sell a Freret double with tenants for cash

When you sell as-is for cash, you skip the repairs, the cleaning and the parade of strangers through your tenants’ homes. Here is how it works with us:

1. Reach out. Call (504) 920-4747 or use a form on this page with the address and a little about each side.
2. Walk-through. One of us sees the house in person at a time that works for you and your tenants. No cleaning or staging is needed.
3. Written offer. You receive a written cash offer. There is no obligation to accept.
4. Your decision. Review the terms with your family, your attorney or anyone you trust, and ask every question you have.
5. Closing. If you move forward, closing happens with a local title company on the date you choose, with the tenants staying in place.

Selling a Freret double with tenants: FAQ

Can I sell a Freret double with tenants still living in it?

Yes. Many doubles change hands with both sides occupied. A cash buyer can purchase the house with the tenants in place, so nobody has to move out before the sale.

Does a sale cancel the leases on my double?

In Louisiana a sale generally does not end an existing lease on its own. Ask a Louisiana real estate attorney how your leases and security deposits carry over to the buyer.

Do my tenants have to allow showings?

Selling as-is to a cash buyer usually means one walk-through instead of repeated showings. Give your tenants the notice your lease requires and set a time that respects their home.

One side is vacant and needs work. Is that a problem?

No. A cash buyer can purchase the double as-is, with one side rented and the other side empty or in rough shape. Share what you know about the condition and the buyer accepts it in writing.

I inherited a double with tenants. Where do I start?

Start with your family and the paperwork. Keep collecting rent if you can, find the leases and deposit records, and ask a Louisiana succession attorney who has authority to sign before you set a closing date.

How do I request a cash offer for my Freret double?

Use the form near the top of this page or call (504) 920-4747. Share the address, the leases and the condition of each side. You receive a written cash offer with no obligation, and you choose the closing date if you move forward.

Ready to talk about your Freret double?

Freret has seen streetcars, hard times and a comeback, and its doubles have housed generations of New Orleans families. Andrew Rodriguez and I handle every purchase personally. When you are ready to stop being a landlord, request a written cash offer below or call (504) 920-4747. You can also see how we buy houses for the full process.