3512-14 Robert St · New Orleans, LA 70125

$300,000

4 bd · 2.0 ba · 2,416 sqft · MultiFamily public records · 52 Days on market

Built 1940 $124/sqft · 29% below area Est $355k · 15% under

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +14.4/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Classic New Orleans charm meets everyday functionality in this traditional duplex, ideally suited for an owner-occupant or investor seeking strong rental appeal. Set on an oversized, fenced lot, the property offers space and privacy, with independent yards for each unit and a welcoming front porch on the lower unit, reflecting the character of the neighborhood. Both units feature wooden floors, natural light, spacious independent bedrooms, comfortable living areas and the convenience of full laundry in each unit. Separate water and electric meters. The layout is ideal for long-term tenants or live-in-one-rent-the-other potential. With its timeless style, flexibility in living areas and generous outdoor space, this duplex blends classic New Orleans charm with practical living. *Both units are Tenant occupied, please give 24 hours notice to show.

Key facts

• Wooden floors
• Natural light
• Full laundry

Tags

• OVERSIZED FENCED LOT
• WELCOMING FRONT PORCH
• WOODEN FLOORS
• NATURAL LIGHT
• FULL LAUNDRY
• FLEXIBILITY IN LIVING AREAS

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Two-unit multifamily property with current rents: Unit 3514 rented at $1,400 and Unit 3512 rented at $1,200
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Tenants pay electricity and water
• Home design: Two-story property; Raised foundation; Fiber cement construction; Shingle roof; City lot, rectangular (30 x 126)
• Construction: Built with fiber cement siding; Shingle roof; Raised foundation
• Exterior features: Fenced yard; Front porch

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (Units 3512 and 3514)
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Very good condition
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive. Per door: $135/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: Rents flat; 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,399/mo this rent would consume 67% of the median local household income ($61k/yr) (locally 1270% 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 $9k 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 52 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $300k implies a 1540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1940 — 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: 1.13% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $354,615
• List price: $300,000
• Delta: -15.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4419 21 Fontainebleau Dr	0.37mi	4/2.0	2,399 (-1%)	8mo	$440,000	$183	75
2232-34 S Salcedo St	0.20mi	4/2.0	2,108 (-13%)	1mo	$391,237	$186	68
4325 27 Jena St	0.28mi	4/2.0	2,149 (-11%)	3mo	$307,500	$143	66
2521 Robert St	0.56mi	4/2.5	2,489 (+3%)	10mo	$260,000	$104	59
2634-36 Joseph St	0.46mi	5/3.5 (+1)	2,560 (+6%)	1mo	$275,000	$107	57
3235 37 Vincennes Pl	0.41mi	4/2.0	2,072 (-14%)	1mo	$150,000	$72	56
3526 Louisiana Ave Pkwy	0.49mi	4/2.0	2,200 (-9%)	11mo	$153,000	$70	53
3803 05 State Street Dr	0.37mi	5/3.0 (+1)	2,707 (+12%)	2mo	$295,000	$109	52
1505 07 S White St	0.68mi	5/2.0 (+1)	2,268 (-6%)	3mo	$144,900	$64	50
2900 General Taylor St	0.64mi	4/4.0	2,322 (-4%)	8mo	$387,000	$167	49
3901 03 General Taylor St	0.44mi	4/4.0	2,634 (+9%)	10mo	$360,000	$137	49
3619-25 Delachaise St	0.47mi	4/4.0	2,162 (-10%)	7mo	$315,000	$146	47

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-38,733
• Equity at exit: $44,731

10-year hold

• IRR: -8.7%
• Equity multiple: 0.52×
• Total profit: $-40,271
• Equity at exit: $25,939

Cash invested: $84,000 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$290 /mo · $3,483/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $270

Break-even live

Break-even rent $3,057

Max offer price $300,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,400
Total (2 units)			$3,399

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	23d	1	0.10mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	17d	1	0.13mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	23d	1	0.16mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	14d	1	0.17mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	43d	1	0.19mi
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	11d	1	0.20mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	23d	1	0.21mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	10d	1	0.29mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	21d	1	0.35mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	23d	1	0.35mi
2832 Palmer Ave Unit Up New Orleans, LA	4.0	2.0	1720	$2,900	$1.69	43d	1	0.40mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	43d	1	0.40mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	43d	1	0.41mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	43d	1	0.43mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	43d	1	0.43mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	17d	1	0.44mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	43d	1	0.44mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	3d	1	0.47mi
2625 Jefferson Ave New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	43d	1	0.48mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	43d	1	0.52mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	23d	1	0.54mi
2519 Octavia St New Orleans, LA	4.0	2.0	1600	$3,900	$2.44	43d	1	0.55mi
2438 State St Unit Lower New Orleans, LA	3.0	2.0	1700	$2,500	$1.47	3d	1	0.55mi
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	23d	1	0.55mi
5819 Clara St New Orleans, LA	4.0	2.0	1596	$2,500	$1.57	43d	1	0.56mi
2503 Calhoun St New Orleans, LA	3.0	2.0	1800	$3,000	$1.67	17d	1	0.58mi
5830 Clara St Unit 1 New Orleans, LA	4.0	2.0	2100	$4,500	$2.14	43d	1	0.59mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	11d	1	0.59mi
2429 Octavia St New Orleans, LA	3.0	2.0	1640	$2,350	$1.43	23d	1	0.59mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.59mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	23d	1	0.59mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	3d	1	0.60mi
2432 Calhoun St New Orleans, LA	4.0	2.0	3300	$4,400	$1.33	17d	1	0.61mi
2432 Calhoun St Unit A New Orleans, LA	3.0	2.0	1983	$4,400	$2.22	21d	1	0.61mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	23d	1	0.62mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	43d	1	0.62mi
2314 State St New Orleans, LA	3.0	2.0	1700	$3,275	$1.93	17d	1	0.63mi
2322 Nashville Ave New Orleans, LA	4.0	2.0	2249	$2,750	$1.22	43d	1	0.65mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	23d	1	0.66mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	14d	1	0.67mi

Listing history 17 events

1. 2026-06-18
   days on market $300,000 Active 52 DOM
2. 2026-06-17
   days on market $300,000 Active 51 DOM
3. 2026-06-16
   days on market $300,000 Active 50 DOM
4. 2026-06-15
   days on market $300,000 Active 49 DOM
5. 2026-06-13
   days on market $300,000 Active 47 DOM
6. 2026-06-10
   days on market $300,000 Active 44 DOM
7. 2026-06-09
   days on market $300,000 Active 43 DOM
8. 2026-06-08
   days on market $300,000 Active 42 DOM
9. 2026-06-07
   days on market $300,000 Active 41 DOM
10. 2026-06-05
    days on market $300,000 Active 38 DOM
11. 2026-06-03
    days on market $300,000 Active 37 DOM
12. 2026-06-02
    days on market $300,000 Active 36 DOM
13. 2026-06-01
    days on market $300,000 Active 35 DOM
14. 2026-05-31
    days on market $300,000 Active 34 DOM
15. 2026-04-08
    listed $325,000 Active 857-char remark

    Show marketing remark (856 chars)

    Classic New Orleans charm meets everyday functionality in this traditional duplex, ideally suited for an owner-occupant or investor seeking strong rental appeal. Set on an oversized, fenced lot, the property offers space and privacy, with independent yards for each unit and a welcoming front porch on the lower unit, reflecting the character of the neighborhood. Both units feature wooden floors, natural light, spacious independent bedrooms, comfortable living areas and the convenience of full laundry in each unit. Separate water and electric meters. The layout is ideal for long-term tenants or live-in-one-rent-the-other potential. With its timeless style, flexibility in living areas and generous outdoor space, this duplex blends classic New Orleans charm with practical living. *Both units are Tenant occupied, please give 24 hours notice to show.

16. 2026-04-08
    listed $325,000 Active 856-char remark

    Show marketing remark (856 chars)

    Classic New Orleans charm meets everyday functionality in this traditional duplex, ideally suited for an owner-occupant or investor seeking strong rental appeal. Set on an oversized, fenced lot, the property offers space and privacy, with independent yards for each unit and a welcoming front porch on the lower unit, reflecting the character of the neighborhood. Both units feature wooden floors, natural light, spacious independent bedrooms, comfortable living areas and the convenience of full laundry in each unit. Separate water and electric meters. The layout is ideal for long-term tenants or live-in-one-rent-the-other potential. With its timeless style, flexibility in living areas and generous outdoor space, this duplex blends classic New Orleans charm with practical living. *Both units are Tenant occupied, please give 24 hours notice to show.

17. 1991-05-31
    soldstatus $18,289

ⓘ 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: $3,483 · $290/mo
• Projected year-2 tax: $3,483 · $290/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,788
• − Mortgage interest: −$16,805
• − Property taxes: −$3,483
• − Insurance: −$6,619
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$8,727
• Taxable loss: −$1,371
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $3,572/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+1540.3% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $300,000 AcadianaMLS
• 2026-05-20 Price Changed $300,000 GSREIN
• 2026-05-20 Price Changed $30,000 GSREIN
• 2026-04-08 Listed $325,000 GSREIN
• 2026-04-08 Listed $325,000 AcadianaMLS
• 1991-05-31 Sold (Public Records) $18,289 Public Records

Property tax history

+0.0%/yr

Latest (2026): $3,483 · +3.3% YoY. Source: county tax records.