2080/82 N Rocheblave St · New Orleans, LA 70119

$349,900

4 bd · 4.0 ba · 1,976 sqft · MultiFamily public records · 39 Days on market

Built 1910 $177/sqft · 63% above area Est $366k · at est.

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +9.5/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Historic 4Plex, Newly Renovated, Hardwood Floors, High Ceilings, Off street parking, completely rewired n replumbed, all new kitchen n bath cabinets, Butcher Block Counters, Large lot 160' deep, Two 3 bedroom apts downstairs, Two 2 bedroom apts upstairs. Beautiful Renovation !

Key facts

• Off street parking
• Historic 4plex
• High ceilings

Tags

• HISTORIC 4PLEX
• NEWLY RENOVATED
• HARDWOOD FLOORS
• HIGH CEILINGS
• OFF STREET PARKING
• COMPLETELY REWIRED N REPLUMBED

Property features AI

Finance

• Other: Green features: Insulation, water heater, energy-efficient windows
• Financial info: Multifamily: 1 total unit; Unit 2082 rent listed as $1,600 (actual and total rent)

Exterior

• Parking: Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories
• Construction: HardiPlank and wood siding exterior; Asphalt shingle roof; Built with raised foundation
• Exterior features: Balcony; Porch; City lot (27 x 160)

Interior

• Bedrooms: Unit 2082: 5 bedrooms
• Bathrooms: 6 full bathrooms total; Unit 2082: 3 full bathrooms
• Heating & cooling: Window unit(s) cooling
• Interior features: Excellent condition; Raised foundation
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive. Per door: $319/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,918/mo this rent would consume 88% of the median local household income ($53k/yr) (locally 3381% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $48k; list at $350k implies a 621% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (median comp): $365,874
• List price: $349,900
• Delta: -4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 10 Frenchmen St	0.29mi	4/4.0	1,942 (-2%)	6mo	$380,000	$196	79
2134 Annette St	0.18mi	4/4.0	1,816 (-8%)	3mo	$210,000	$116	76
1614 16 Annette St	0.53mi	4/2.0	1,998 (+1%)	4mo	$120,000	$60	62
1734 Spain St	0.62mi	5/3.0 (+1)	1,985 (+0%)	1mo	$100,000	$50	60
1805 07 St Roch Ave	0.70mi	4/2.0	1,914 (-3%)	1mo	$290,000	$152	53
2038 Elysian Fields Ave	0.31mi	4/3.0	1,704 (-14%)	7mo	$240,000	$141	53
2649 51 Bruxelles St	0.59mi	4/2.0	1,881 (-5%)	6mo	$142,000	$75	52
1917-19 N Dorgenois St	0.38mi	4/2.0	1,775 (-10%)	7mo	$150,000	$85	51
2104 06 Benefit St	0.64mi	4/2.0	1,824 (-8%)	2mo	$109,000	$60	48
1727 29 Marigny St	0.55mi	4/2.0	1,716 (-13%)	1mo	$285,000	$166	44
1737 39 Duels St	0.51mi	4/2.0	1,692 (-14%)	2mo	$200,000	$118	42
1552 54 N Derbigny St	0.66mi	4/3.0	1,681 (-15%)	5mo	$330,000	$196	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-7,366
• Equity at exit: $52,171

10-year hold

• IRR: 4.3%
• Equity multiple: 1.28×
• Total profit: $27,209
• Equity at exit: $30,253

Cash invested: $97,972 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $3,918 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $957

Break-even live

Break-even rent $2,707

Max offer price $349,900

Occupancy floor 71%

Sensitivity live

Price	-10% $1,155	-5% $1,056	+0% $957	+5% $858	+10% $759
Rent	-10% $647	-5% $802	+0% $957	+5% $1,111	+10% $1,266
Rate	-1.0pp $1,133	-0.5pp $1,046	base $957	+0.5pp $866	+1.0pp $774

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$3,918
Total (3 units)			$3,918

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	25d	1	0.08mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	25d	1	0.15mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.27mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.27mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	45d	1	0.28mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	5d	1	0.32mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	25d	1	0.34mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	18d	1	0.41mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	25d	1	0.44mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	25d	1	0.44mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	5d	1	0.65mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	22d	1	0.73mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	18d	1	0.78mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	25d	1	0.80mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	45d	1	0.90mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	45d	1	0.90mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	4d	1	0.90mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	0.90mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	5d	1	0.92mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	45d	1	0.94mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	5d	2	1.01mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	45d	1	1.03mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	45d	1	1.03mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	25d	1	1.03mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	19d	1	1.03mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	5d	1	1.06mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	5d	1	1.06mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	18d	1	1.06mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	5d	1	1.07mi
2322 Burgundy St Unit C New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	25d	1	1.09mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	23d	1	1.11mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	5d	1	1.19mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	19d	1	1.20mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	25d	1	1.20mi
1418 Royal St Unit 1418 New Orleans, LA	4.0	2.0	1300	$2,450	$1.88	25d	1	1.20mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	5d	1	1.20mi
632 Mandeville St Unit 2B New Orleans, LA	4.0	4.5	1337	$4,500	$3.37	19d	1	1.23mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	19d	1	1.25mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	19d	1	1.25mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	25d	1	1.26mi

Listing history 31 events

1. 2026-06-21
   days on market $349,900 Active 39 DOM
2. 2026-06-18
   days on market $349,900 Active 36 DOM
3. 2026-06-17
   days on market $349,900 Active 35 DOM
4. 2026-06-16
   days on market $349,900 Active 34 DOM
5. 2026-06-15
   days on market $349,900 Active 33 DOM
6. 2026-06-13
   days on market $349,900 Active 31 DOM
7. 2026-06-10
   days on market $349,900 Active 28 DOM
8. 2026-06-09
   days on market $349,900 Active 27 DOM
9. 2026-06-08
   days on market $349,900 Active 26 DOM
10. 2026-06-07
    days on market $349,900 Active 25 DOM
11. 2026-06-05
    days on market $349,900 Active 22 DOM
12. 2026-06-03
    days on market $349,900 Active 21 DOM
13. 2026-06-02
    days on market $349,900 Active 20 DOM
14. 2026-06-01
    days on market $349,900 Active 19 DOM
15. 2026-05-31
    days on market $349,900 Active 18 DOM
16. 2026-04-18
    listed $349,900 Active 277-char remark

    Show marketing remark (277 chars)

    Historic 4Plex, Newly Renovated, Hardwood Floors, High Ceilings, Off street parking, completely rewired n replumbed, all new kitchen n bath cabinets, Butcher Block Counters, Large lot 160' deep, Two 3 bedroom apts downstairs, Two 2 bedroom apts upstairs. Beautiful Renovation !

17. 2026-04-18
    listed $349,900 Active 277-char remark

    Show marketing remark (277 chars)

    Historic 4Plex, Newly Renovated, Hardwood Floors, High Ceilings, Off street parking, completely rewired n replumbed, all new kitchen n bath cabinets, Butcher Block Counters, Large lot 160' deep, Two 3 bedroom apts downstairs, Two 2 bedroom apts upstairs. Beautiful Renovation !

18. 2026-04-15
    historical $1,700
19. 2026-03-17
    listed $1,700
20. 2026-03-07
    status Pending
21. 2026-01-26
    price $349,000
22. 2026-01-26
    price $349,000
23. 2025-10-13
    price $368,000
24. 2025-10-13
    price $368,000
25. 2025-09-03
    price $398,500
26. 2025-09-03
    price $398,500
27. 2025-08-04
    listed $399,900 Active
28. 2021-06-15
    soldstatus $48,500
29. 2021-04-16
    listed $69,000
30. 2021-04-16
    listed $69,000
31. 1976-10-15
    soldstatus $27,000

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,924 · $160/mo
• Expected delta: +$827/yr (+$69/mo · 75.4%)

ⓘ 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 (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $47,016
• − Mortgage interest: −$19,600
• − Property taxes: −$1,097
• − Insurance: −$2,547
• − Repairs & maintenance: −$3,761
• − Management: −$3,761
• − Depreciation: −$10,179
• Taxable income: $6,070
• Est. tax owed @ 24.0%: −$1,457
• After-tax cash flow: $10,023/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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

+1195.9% since first listed

16 events — show timeline

• 2026-04-18 Listed $349,900 AcadianaMLS
• 2026-04-18 Listed $349,900 GSREIN
• 2026-04-15 Rental Removed $1,700 Avail
• 2026-03-17 Listed for Rent $1,700 Avail
• 2026-03-07 Pending — AcadianaMLS
• 2026-01-26 Price Changed $349,000 AcadianaMLS
• 2026-01-26 Price Changed $349,000 GSREIN
• 2025-10-13 Price Changed $368,000 AcadianaMLS
• 2025-10-13 Price Changed $368,000 GSREIN
• 2025-09-03 Price Changed $398,500 AcadianaMLS
• 2025-09-03 Price Changed $398,500 GSREIN
• 2025-08-04 Listed $399,900 AcadianaMLS
• 2021-06-15 Sold (Public Records) $48,500 Public Records
• 2021-04-16 Listed $69,000 AcadianaMLS
• 2021-04-16 Listed $69,000 AcadianaMLS
• 1976-10-15 Sold (Public Records) $27,000 Public Records

Property tax history

+13.9%/yr

Latest (2026): $1,097 · +1.1% YoY. Source: county tax records.