1225 27 St Roch Ave · New Orleans, LA 70117

$795,000

10 bd · 4.0 ba · 4,296 sqft · MultiFamily public records · 23 Days on market

Built 1959

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Location Location prime area, great investment property. Diamond in the rough! Just a few steps to the St Roch Market, the new street car, restaurants and the healing center. 4 large units with lots of possibilities.

Key facts

• Updated bathrooms
• Updated kitchens
• Open-concept living

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• OPEN-CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• EXPOSED BRICK FIREPLACES
• CONTEMPORARY FINISHES

Property features AI

Finance

• Financial info: Four total units

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story building; Slab foundation
• Construction: Hardboard exterior; Shingle roof; Built on a slab foundation
• Exterior features: Fenced yard; Front porch

Interior

• Bathrooms: Four full bathrooms; Two half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $795k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive. Per door: $60/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $651k (18.2% below list).
• Recommended offer: $651k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 rising (+2.5%/yr); 587 active listings in the ZIP; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $6,507/mo this rent would consume 171% of the median local household income ($46k/yr) (locally 1988% 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 $5k of loan paydown is wiped out by about $24k 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 23 days — a 2% lower offer ($783k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $370k; list at $795k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $650,700 (18.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-117,103
• Equity at exit: $118,537

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-96,833
• Equity at exit: $68,737

Cash invested: $222,600 (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 70117

• Rents YoY: 2.5%
• Active inventory: 587
• Price-to-rent: 40.7×

Monthly cashflow live

• Estimated rent: $6,507 high
• Mortgage (P&I): −$4,169
• Tax from tax record: −$333 /mo · $4,000/yr
• Insurance: −$331
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,366
• Net cashflow: $240

Break-even live

Break-even rent $6,203

Max offer price $795,000

Occupancy floor 91%

Sensitivity live

Price	-10% $690	-5% $465	+0% $240	+5% $15	+10% $-210
Rent	-10% $-274	-5% $-17	+0% $240	+5% $497	+10% $754
Rate	-1.0pp $641	-0.5pp $443	base $240	+0.5pp $34	+1.0pp $-175

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,508
Total (4 units)			$6,507

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $795,000 Active 23 DOM
2. 2026-06-18
   days on market $795,000 Active 20 DOM
3. 2026-06-17
   days on market $795,000 Active 19 DOM
4. 2026-06-16
   days on market $795,000 Active 18 DOM
5. 2026-06-15
   days on market $795,000 Active 17 DOM
6. 2026-06-13
   days on market $795,000 Active 15 DOM
7. 2026-06-10
   days on market $795,000 Active 12 DOM
8. 2026-06-09
   days on market $795,000 Active 11 DOM
9. 2026-06-08
   days on market $795,000 Active 10 DOM
10. 2026-06-07
    days on market $795,000 Active 9 DOM
11. 2026-06-05
    days on market $795,000 Active 6 DOM
12. 2026-06-03
    days on market $795,000 Active 5 DOM
13. 2026-06-02
    days on market $795,000 Active 4 DOM
14. 2026-06-01
    days on market $795,000 Active 3 DOM
15. 2026-05-31
    days on market $795,000 Active 2 DOM
16. 2026-05-29
    listed $795,000 Active
17. 2018-03-28
    soldstatus $370,000
18. 2018-03-26
    soldstatus $370,000 Sold 216-char remark

    Show marketing remark (216 chars)

    Location Location prime area, great investment property. Diamond in the rough! Just a few steps to the St Roch Market, the new street car, restaurants and the healing center. 4 large units with lots of possibilities.

19. 2018-02-12
    historical Pending Continue to Show 216-char remark

    Show marketing remark (216 chars)

    Location Location prime area, great investment property. Diamond in the rough! Just a few steps to the St Roch Market, the new street car, restaurants and the healing center. 4 large units with lots of possibilities.

20. 2017-12-05
    price $499,000 216-char remark

    Show marketing remark (216 chars)

    Location Location prime area, great investment property. Diamond in the rough! Just a few steps to the St Roch Market, the new street car, restaurants and the healing center. 4 large units with lots of possibilities.

21. 2017-07-21
    listed $575,000 Active 216-char remark

    Show marketing remark (216 chars)

    Location Location prime area, great investment property. Diamond in the rough! Just a few steps to the St Roch Market, the new street car, restaurants and the healing center. 4 large units with lots of possibilities.

22. 2017-07-20
    historical
23. 2016-10-21
    listed $550,000 Active
24. 2014-05-01
    listed $325,500
25. 2011-07-12
    listed $170,000
26. 2011-06-22
    listed $179,000
27. 1999-07-22
    soldstatus $59,250
28. 1999-07-22
    soldstatus $59,250
29. 1998-11-05
    listed $59,900

ⓘ 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: $4,000 · $333/mo
• Projected year-2 tax: $4,372 · $364/mo
• Expected delta: +$372/yr (+$31/mo · 9.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $78,084
• − Mortgage interest: −$44,532
• − Property taxes: −$4,000
• − Insurance: −$4,772
• − Repairs & maintenance: −$6,247
• − Management: −$6,247
• − Depreciation: −$23,127
• Taxable loss: −$10,842
• Est. tax savings @ 24.0%: +$2,602
• After-tax cash flow: $5,487/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+1227.2% since first listed

14 events — show timeline

• 2026-05-29 Listed $795,000 GSREIN
• 2018-03-28 Sold (Public Records) $370,000 Public Records
• 2018-03-26 Sold (MLS) $370,000 GSREIN
• 2018-02-12 Contingent — GSREIN
• 2017-12-05 Price Changed $499,000 GSREIN
• 2017-07-21 Listed $575,000 GSREIN
• 2017-07-20 Listing Removed — GSREIN
• 2016-10-21 Listed $550,000 GSREIN
• 2014-05-01 Listed $325,500 GSREIN
• 2011-07-12 Listed $170,000 GSREIN
• 2011-06-22 Listed $179,000 GSREIN
• 1999-07-22 Sold (Public Records) $59,250 Public Records
• 1999-07-22 Sold (MLS) $59,250 GSREIN
• 1998-11-05 Listed $59,900 GSREIN

Property tax history

+6.6%/yr

Latest (2026): $4,000 · +1.1% YoY. Source: county tax records.