2130 Robert St · New Orleans, LA 70115

$425,000

6 bd · 2.0 ba · 3,062 sqft · MultiFamily public records · 113 Days on market

Built 1940 Good condition 4,552 sqft lot $139/sqft · 18% below area Est $590k · 28% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Incredible opportunity for a very large double just off Freret Street. Each unit is on its own floor, featuring a spacious sunroom, living room, separate dining room, and generous kitchen. On the first floor, the kitchen has custom wood cabinetry to the ceiling, and the slate floors were thoughtfully repurposed from a French Quarter roof. The bathroom was remodeled in 2026 to provide a fresh look while preserving the original storage cabinets. Room for a stackable washer/dryer was also built into the bathroom. All other rooms have hardwood floors, including underneath the bedroom carpets, and charming details can be found throughout. Complete with a screened in porch, the downstairs alone has 1735 total square feet. Upstairs, accessed through a separate entrance, enters into the living room. With a similar layout, the upper unit is distinguished by its butlers pantry and separate laundry room. It also includes 3 bedrooms, 1 bathroom, and 1735 total sqft with the screened in porch (1531 without). Each unit is separately metered. The property has a driveway and a very large back patio area, making this a low maintenance property after doing touch ups. Recent updates include a 2026 upgrade to pex for downstairs plumbing and the sewer line, repaired gas line in 2026, and new water heaters in 2025 and 2021. Foundation repairs were completed in 2025 per Gurtler Bros recommendations. Come see this delightful property and become a part of the vibrant Freret neighborhood!

Key facts

• Slate floors
• Remodeled bathroom
• Spacious sunroom

Tags

• SPACIOUS SUNROOM
• CUSTOM WOOD CABINETRY
• SLATE FLOORS
• REMODELED BATHROOM
• STACKABLE WASHER DRYER
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $425k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $387k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 332 active listings in the ZIP; solid renter incomes; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $425k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $386,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $589,538
• List price: $425,000
• Delta: -27.91%
• 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
2500 Nashville Ave	0.46mi	6/4.0	3,104 (+1%)	5mo	$385,000	$124	64
4709-11 Baronne St	0.40mi	6/4.0	2,990 (-2%)	11mo	$650,000	$217	60
4321 23 S Derbigny St	0.64mi	6/4.0	3,020 (-1%)	2mo	$499,000	$165	58
4841 Coliseum St	0.72mi	6/4.0	3,060 (-0%)	0mo	$585,000	$191	58
5518 20 Willow St	0.40mi	6/2.5	2,920 (-5%)	17mo	$525,000	$180	58
2623 25 Joseph St	0.45mi	6/3.0	2,875 (-6%)	13mo	$400,000	$139	54
2330 32 Jefferson Ave	0.22mi	7/6.0 (+1)	3,193 (+4%)	11mo	$715,000	$224	54
4429 31 Danneel St	0.38mi	7/5.0 (+1)	2,980 (-3%)	10mo	$700,000	$235	52
2416 18 Soniat St	0.19mi	5/5.5 (-1)	3,384 (+10%)	3mo	$905,000	$267	52
3025 Jefferson Ave	0.58mi	6/3.0	3,276 (+7%)	9mo	$402,424	$123	50
4512 14 S Derbigny St	0.54mi	7/3.0 (+1)	2,923 (-4%)	15mo	$436,100	$149	46
3015 Nashville Ave	0.68mi	5/3.0 (-1)	3,308 (+8%)	4mo	$595,000	$180	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.52×
• Total profit: $62,462
• Equity at exit: $63,369

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $223,867
• Equity at exit: $36,746

Cash invested: $119,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 4 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $649,000 ($193/sqft)
• Median days on market: 79 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +0.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70115

• Active inventory: 332
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $6,400 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$524 /mo · $6,286/yr
• Insurance: −$177
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $2,060

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,400
Total (2 units)			$6,400

Break-even live

Break-even rent $3,793

Max offer price $425,000

Occupancy floor 63%

Sensitivity live

Price	-10% $2,300	-5% $2,180	+0% $2,060	+5% $1,940	+10% $1,819
Rent	-10% $1,554	-5% $1,807	+0% $2,060	+5% $2,313	+10% $2,566
Rate	-1.0pp $2,274	-0.5pp $2,168	base $2,060	+0.5pp $1,950	+1.0pp $1,838

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: $106,250
• Closing costs: $12,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5017 Lasalle St New Orleans, LA	2.0	2.0	1280	$3,200	$2.50	93d	1	0.02mi
5025 S Liberty St New Orleans, LA	3.0	2.0	1872	$1,800	$0.96	41d	1	0.05mi
2106 Robert St Unit 2106A New Orleans, LA	2.0	1.0	1200	$1,600	$1.33	20d	1	0.05mi
6 Marlborough Gate Pl Unit A New Orleans, LA	3.0	2.0	1789	$2,640	$1.48	46d	1	0.07mi
2036 Robert St New Orleans, LA	2.0	2.0	1460	$2,350	$1.61	32d	1	0.08mi
2423 Upperline St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	27d	1	0.12mi
2209 Jefferson Ave New Orleans, LA	3.0	2.0	1600	$1,800	$1.12	65d	1	0.13mi
2205 Jefferson Ave New Orleans, LA	3.0	2.0	1800	$2,100	$1.17	59d	1	0.13mi
2418 Valence St New Orleans, LA	3.0	2.0	1150	$2,000	$1.74	46d	1	0.15mi
4922 Loyola Ave New Orleans, LA	2.0	1.0	1032	$1,425	$1.38	66d	1	0.15mi
2211 Jefferson Ave New Orleans, LA	3.0	2.0	1600	$1,800	$1.12	66d	1	0.17mi
2614 Upperline St New Orleans, LA	2.0	1.0	897	$1,100	$1.23	16d	1	0.18mi
2425 Soniat St New Orleans, LA	3.0	2.5	1500	$2,850	$1.90	61d	1	0.19mi
2425 Soniat St New Orleans, LA	3.0	2.5	1500	$2,750	$1.83	39d	1	0.19mi
2427 Soniat St New Orleans, LA	3.0	2.0	1500	$2,750	$1.83	66d	1	0.19mi
2205 Octavia St New Orleans, LA	3.0	2.0	1100	$2,200	$2.00	27d	1	0.20mi
2625 Upperline St New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	52d	1	0.21mi
2512 Soniat St New Orleans, LA	2.0	1.0	1050	$1,450	$1.38	59d	1	0.23mi
5417 Loyola Ave New Orleans, LA	3.0	1.5	1700	$2,100	$1.24	52d	1	0.23mi
2525 Cadiz St Unit 302 New Orleans, LA	2.0	2.0	1022	$2,500	$2.45	52d	1	0.25mi
5519 S Liberty St New Orleans, LA	3.0	2.0	1800	$2,490	$1.38	72d	1	0.25mi
4525 Freret St Unit 212 New Orleans, LA	2.0	2.0	1004	$2,500	$2.49	52d	1	0.25mi
2429 Octavia St New Orleans, LA	3.0	2.0	1640	$2,350	$1.43	72d	1	0.25mi
2105 Valence St New Orleans, LA	2.0	1.0	1500	$3,200	$2.13	72d	1	0.26mi
2520 Jefferson Ave New Orleans, LA	2.0	1.0	1500	$1,800	$1.20	72d	1	0.26mi
5538 S Liberty St New Orleans, LA	2.0	1.5	1000	$1,700	$1.70	52d	1	0.28mi
5108 Danneel St New Orleans, LA	3.0	1.0	1121	$1,750	$1.56	32d	1	0.28mi
1733 Robert St Unit A New Orleans, LA	2.0	1.0	1000	$1,990	$1.99	72d	1	0.28mi
2616 Soniat St New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	72d	1	0.29mi
2131 Cadiz St Unit A New Orleans, LA	2.0	1.0	1300	$1,600	$1.23	46d	1	0.29mi
5422 Clara St New Orleans, LA	2.0	1.5	1690	$2,100	$1.24	72d	1	0.29mi
2806 Upperline St Unit Lower New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	16d	1	0.30mi
2218 Jena St New Orleans, LA	2.0	1.0	900	$1,775	$1.97	52d	1	0.30mi
4631 Clara St New Orleans, LA	3.0	1.0	1100	$1,995	$1.81	72d	1	0.33mi
1838 Upperline St Unit 101 New Orleans, LA	2.0	1.0	1300	$1,450	$1.12	52d	1	0.36mi
4901 Willow St New Orleans, LA	2.0	1.0	890	$1,600	$1.80	72d	1	0.36mi
1635 Jefferson Ave New Orleans, LA	3.0	2.0	1739	$2,800	$1.61	93d	1	0.38mi
1669 Robert St New Orleans, LA	1.0	1.0	1500	$2,500	$1.67	32d	1	0.38mi
5330 Dryades St New Orleans, LA	3.0	2.5	1750	$3,800	$2.17	52d	1	0.38mi
2806 Soniat St New Orleans, LA	2.0	1.0	1250	$1,525	$1.22	61d	1	0.40mi

Property features AI

Finance

• Financial info: Two-unit property; tenants pay electricity, gas, and water

Exterior

• Parking: Off-street parking with three or more spaces
• Utilities: Public waterPublic sewer
• Home design: Two-story multifamily buildingRaised foundationShingle roofWood siding constructionOversized city lot with approximate dimensions 41 x 111
• Construction: Wood siding exteriorShingle roofRaised foundationBuilt as a two-story structure
• Exterior features: CourtyardEnclosed porchFenced yardPorch (screened)

Interior

• Bedrooms: Two units, each with 3 bedrooms (Unit 2132 and Unit 2130)
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Ductless heatingWall furnaceWindow air conditioning units
• Interior features: Average condition

Listing history 50 events

1. 2026-08-08
   days on market $425,000 Active 113 DOM
2. 2026-08-07
   days on market $425,000 Active 112 DOM
3. 2026-08-06
   days on market $425,000 Active 111 DOM
4. 2026-08-05
   days on market $425,000 Active 110 DOM
5. 2026-08-04
   days on market $425,000 Active 109 DOM
6. 2026-08-03
   days on market $425,000 Active 108 DOM
7. 2026-07-31
   days on market $425,000 Active 105 DOM
8. 2026-07-30
   days on market $425,000 Active 103 DOM
9. 2026-07-28
   days on market $425,000 Active 102 DOM
10. 2026-07-24
    days on market $425,000 Active 98 DOM
11. 2026-07-23
    days on market $425,000 Active 97 DOM
12. 2026-07-22
    days on market $425,000 Active 96 DOM
13. 2026-07-21
    days on market $425,000 Active 95 DOM
14. 2026-07-20
    days on market $425,000 Active 94 DOM
15. 2026-07-18
    days on market $425,000 Active 92 DOM
16. 2026-07-18
    days on market $425,000 Active 91 DOM
17. 2026-07-16
    days on market $425,000 Active 90 DOM
18. 2026-07-15
    days on market $425,000 Active 89 DOM
19. 2026-07-14
    days on market $425,000 Active 88 DOM
20. 2026-07-13
    days on market $425,000 Active 87 DOM
21. 2026-07-13
    days on market $425,000 Active 86 DOM
22. 2026-07-11
    days on market $425,000 Active 85 DOM
23. 2026-07-10
    days on market $425,000 Active 84 DOM
24. 2026-07-09
    days on market $425,000 Active 83 DOM
25. 2026-07-07
    days on market $425,000 Active 81 DOM
26. 2026-07-06
    days on market $425,000 Active 80 DOM
27. 2026-07-06
    days on market $425,000 Active 79 DOM
28. 2026-07-03
    days on market $425,000 Active 77 DOM
29. 2026-07-02
    days on market $425,000 Active 76 DOM
30. 2026-07-01
    days on market $425,000 Active 75 DOM
31. 2026-06-30
    days on market $425,000 Active 74 DOM
32. 2026-06-29
    days on market $425,000 Active 73 DOM
33. 2026-06-28
    days on market $425,000 Active 72 DOM
34. 2026-06-27
    days on market $425,000 Active 71 DOM
35. 2026-06-27
    days on market $425,000 Active 70 DOM
36. 2026-06-25
    days on market $425,000 Active 68 DOM
37. 2026-06-22
    days on market $425,000 Active 66 DOM
38. 2026-06-21
    days on market $425,000 Active 65 DOM
39. 2026-06-18
    days on market $425,000 Active 62 DOM
40. 2026-06-17
    days on market $425,000 Active 61 DOM
41. 2026-06-16
    pricedays on market $425,000 Active 60 DOM

    Show marketing remark (1487 chars)

    Incredible opportunity for a very large double just off Freret Street. Each unit is on its own floor, featuring a spacious sunroom, living room, separate dining room, and generous kitchen. On the first floor, the kitchen has custom wood cabinetry to the ceiling, and the slate floors were thoughtfully repurposed from a French Quarter roof. The bathroom was remodeled in 2026 to provide a fresh look while preserving the original storage cabinets. Room for a stackable washer/dryer was also built into the bathroom. All other rooms have hardwood floors, including underneath the bedroom carpets, and charming details can be found throughout. Complete with a screened in porch, the downstairs alone has 1735 total square feet. Upstairs, accessed through a separate entrance, enters into the living room. With a similar layout, the upper unit is distinguished by its butlers pantry and separate laundry room. It also includes 3 bedrooms, 1 bathroom, and 1735 total sqft with the screened in porch (1531 without). Each unit is separately metered. The property has a driveway and a very large back patio area, making this a low maintenance property after doing touch ups. Recent updates include a 2026 upgrade to pex for downstairs plumbing and the sewer line, repaired gas line in 2026, and new water heaters in 2025 and 2021. Foundation repairs were completed in 2025 per Gurtler Bros recommendations. Come see this delightful property and become a part of the vibrant Freret neighborhood!

42. 2026-06-15
    days on market $440,000 Active 59 DOM
43. 2026-06-13
    days on market $440,000 Active 57 DOM
44. 2026-06-10
    days on market $440,000 Active 54 DOM
45. 2026-06-09
    days on market $440,000 Active 53 DOM
46. 2026-06-08
    days on market $440,000 Active 52 DOM
47. 2026-06-07
    days on market $440,000 Active 51 DOM
48. 2026-06-05
    days on market $440,000 Active 48 DOM
49. 2026-06-03
    days on market $440,000 Active 47 DOM
50. 2026-06-02
    days on market $440,000 Active 46 DOM

ⓘ 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: $6,286 · $524/mo
• Projected year-2 tax: $6,286 · $524/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 X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $76,800
• − Mortgage interest: −$23,807
• − Property taxes: −$6,286
• − Insurance: −$2,922
• − Repairs & maintenance: −$6,144
• − Management: −$6,144
• − Depreciation: −$12,364
• Taxable income: $19,134
• Est. tax owed @ 24.0%: −$4,592
• After-tax cash flow: $20,127/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $15,310–$45,930 screening

This multi-family property is in good condition with minimal repairs needed. It offers a spacious layout with hardwood floors and fresh paint, making it an attractive investment opportunity.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Benjamin Franklin Elem. Math And Science F LA #479/646 Nat'l #34,936/41,679

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

A Composite livability gradescore 81/100

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 · 513,025 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 31,183
• Household income: $90,182
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 9% of renters

---

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 0.58)
• Race & ethnicity: White 59% Black 26% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -272.08%
• Current HPI: 287.2138
• Rent YoY: —
• Metro: —
• 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

Property features AI

Finance

• Financial info: Two-unit property; tenants pay electricity, gas, and water

Exterior

• Parking: Off-street parking with three or more spaces
• Utilities: Public waterPublic sewer
• Home design: Two-story multifamily buildingRaised foundationShingle roofWood siding constructionOversized city lot with approximate dimensions 41 x 111
• Construction: Wood siding exteriorShingle roofRaised foundationBuilt as a two-story structure
• Exterior features: CourtyardEnclosed porchFenced yardPorch (screened)

Interior

• Bedrooms: Two units, each with 3 bedrooms (Unit 2132 and Unit 2130)
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Ductless heatingWall furnaceWindow air conditioning units
• Interior features: Average condition

Price history

+553.8% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $425,000 AcadianaMLS
• 2026-06-16 Price Changed $425,000 GSREIN
• 2026-05-22 Price Changed $440,000 AcadianaMLS
• 2026-05-22 Price Changed $440,000 GSREIN
• 2026-04-17 Listed $450,000 GSREIN
• 2026-04-17 Listed $450,000 AcadianaMLS
• 1983-03-11 Sold (Public Records) $65,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $6,286 · +1.1% YoY. Source: county tax records.