6301 S Rocheblave St · New Orleans, LA 70125

$290,000

3 bd · 2.0 ba · 1,438 sqft · SingleFamily public records · 115 Days on market

Built 1964 $202/sqft · 32% below area Est $429k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a move-in ready home in the heart of New Orleans? This beauty has it all — all-new streets in the area, a newer roof, a large inviting den, and a massive kitchen and dining room combo perfect for entertaining! Every bedroom is generously sized and well-appointed, offering comfort and space for everyone. Don’t miss your opportunity to own a home that checks all the boxes!

Key facts

• Newer roof
• Large inviting den
• Parking

Tags

• NEWER ROOF
• LARGE INVITING DEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (25.2% below list).
• Recommended offer: $217k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 flat; 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 115 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $75k; list at $290k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $217,034 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (median comp): $429,482
• List price: $290,000
• Delta: -32.48%
• 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
3712 Calhoun St	0.27mi	3/2.0	1,426 (-1%)	1mo	$325,000	$228	85
4927 S Johnson St	0.46mi	3/2.0	1,406 (-2%)	1mo	$345,000	$245	74
6120 Delord St	0.54mi	3/2.0	1,410 (-2%)	2mo	$345,000	$245	70
2033 Audubon St	0.22mi	4/2.0 (+1)	1,596 (+11%)	1mo	$511,500	$320	66
7822 Colapissa St	0.73mi	3/2.0	1,452 (+1%)	1mo	$245,000	$169	63
7809 Hickory St	0.61mi	2/2.0 (-1)	1,417 (-2%)	1mo	$301,800	$213	63
4428 Fontainebleau Dr	0.33mi	3/2.0	1,650 (+15%)	1mo	$373,000	$226	60
2801 Joseph St	0.53mi	2/2.0 (-1)	1,324 (-8%)	1mo	$395,000	$298	56
3920 Delachaise St	0.67mi	3/2.0	1,544 (+7%)	1mo	$90,000	$58	56
4119 Walmsley Ave	0.58mi	3/2.0	1,596 (+11%)	1mo	$427,750	$268	54
7909 Belfast St	0.63mi	3/2.0	1,615 (+12%)	1mo	$466,000	$289	50
2018 Fern St	0.59mi	3/1.0	1,280 (-11%)	1mo	$200,000	$156	49

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-57,243
• Equity at exit: $43,240

10-year hold

• IRR: -19.3%
• Equity multiple: 0.06×
• Total profit: $-76,070
• Equity at exit: $25,074

Cash invested: $81,200 (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: 219
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-83

Break-even live

Break-even rent $2,276

Max offer price $275,275

Occupancy floor 99%

Sensitivity live

Price	-10% $81	-5% $-1	+0% $-83	+5% $-165	+10% $-248
Rent	-10% $-255	-5% $-169	+0% $-83	+5% $2	+10% $88
Rate	-1.0pp $63	-0.5pp $-10	base $-83	+0.5pp $-159	+1.0pp $-235

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	12d	1	0.15mi
2308 Audubon St New Orleans, LA	4.0	1.5	1480	$3,050	$2.06	17d	1	0.19mi
3708 Nashville Ave New Orleans, LA	2.0	1.0	1100	$1,800	$1.64	19d	1	0.19mi
2344 Audubon St New Orleans, LA	2.0	1.0	988	$1,600	$1.62	25d	1	0.21mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	23d	1	0.22mi
3821 Vincennes Pl New Orleans, LA	2.0	1.0	950	$1,500	$1.58	25d	1	0.25mi
5512 S Tonti St Unit 5512 New Orleans, LA	2.0	1.0	1143	$1,600	$1.40	22d	1	0.27mi
1929 Broadway St Unit B New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	19d	1	0.29mi
2432 Broadway St Unit C New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	19d	1	0.29mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	25d	1	0.30mi
4324 Cadiz St New Orleans, LA	2.0	1.5	1325	$2,000	$1.51	16d	1	0.30mi
2525 Broadway St New Orleans, LA	2.0	1.0	1380	$2,200	$1.59	25d	1	0.31mi
2123 S Lopez St New Orleans, LA	2.0	1.0	950	$1,300	$1.37	5d	1	0.34mi
7305 Spruce St New Orleans, LA	2.0	1.0	981	$1,000	$1.02	25d	1	0.35mi
7 Melodia Ct New Orleans, LA	2.0	1.0	1120	$2,000	$1.79	22d	1	0.35mi
2741 Audubon St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	5d	1	0.36mi
4115 State Street Dr New Orleans, LA	2.0	1.0	1000	$1,900	$1.90	22d	1	0.36mi
2838 Palmer Ave New Orleans, LA	3.0	1.5	1500	$2,000	$1.33	19d	1	0.36mi
2834 Palmer Ave New Orleans, LA	3.0	2.0	1533	$2,800	$1.83	19d	1	0.37mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	13d	1	0.37mi
2836 Palmer Ave New Orleans, LA	3.0	2.0	1376	$2,500	$1.82	45d	1	0.37mi
2824 Calhoun St Unit B New Orleans, LA	2.0	1.0	1385	$2,200	$1.59	25d	1	0.37mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	45d	1	0.37mi
2212 S Salcedo St New Orleans, LA	2.0	1.0	1000	$1,975	$1.98	5d	1	0.37mi
2016 S Rendon St New Orleans, LA	2.0	1.5	1224	$1,600	$1.31	13d	1	0.38mi
2102 S Lopez St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	16d	1	0.38mi
2832 Palmer Ave Unit Up New Orleans, LA	4.0	2.0	1720	$2,900	$1.69	45d	1	0.38mi
7408 Panola St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	25d	1	0.38mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	25d	1	0.38mi
1827 Pine St New Orleans, LA	2.0	1.0	1436	$2,400	$1.67	25d	1	0.38mi
2829 Palmer Ave New Orleans, LA	2.0	2.0	1075	$2,295	$2.13	25d	1	0.39mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	16d	1	0.39mi
2814 Palmer Ave New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	19d	1	0.40mi
7317 Cohn St New Orleans, LA	2.0	1.0	950	$1,800	$1.89	4d	1	0.40mi
7317 Cohn St New Orleans, LA	2.0	1.0	875	$1,700	$1.94	13d	1	0.40mi
1801 Pine St New Orleans, LA	2.0	1.0	1340	$2,800	$2.09	5d	1	0.42mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	19d	1	0.43mi
7728 Sycamore St Unit B New Orleans, LA	2.0	2.0	900	$1,750	$1.94	19d	1	0.44mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	19d	1	0.45mi
7021 Pritchard Pl New Orleans, LA	2.0	1.0	1100	$1,950	$1.77	17d	1	0.45mi

Listing history 31 events

1. 2026-06-21
   days on market $290,000 Active 115 DOM
2. 2026-06-18
   days on market $290,000 Active 112 DOM
3. 2026-06-17
   days on market $290,000 Active 111 DOM
4. 2026-06-16
   days on market $290,000 Active 110 DOM
5. 2026-06-15
   days on market $290,000 Active 109 DOM
6. 2026-06-13
   days on market $290,000 Active 107 DOM
7. 2026-06-10
   days on market $290,000 Active 104 DOM
8. 2026-06-09
   days on market $290,000 Active 103 DOM
9. 2026-06-08
   days on market $290,000 Active 102 DOM
10. 2026-06-07
    days on market $290,000 Active 101 DOM
11. 2026-06-05
    days on market $290,000 Active 98 DOM
12. 2026-06-03
    days on market $290,000 Active 97 DOM
13. 2026-06-02
    days on market $290,000 Active 96 DOM
14. 2026-06-01
    days on market $290,000 Active 95 DOM
15. 2026-05-31
    days on market $290,000 Active 94 DOM
16. 2026-02-26
    listed $290,000 Active 405-char remark

    Show marketing remark (394 chars)

    ARE YOU LOOKING FOR A MOVE-IN READY HOME IN THE HEART OF NEW ORLEANS? THIS BEAUTY HAS IT ALL -- ALL-NEW STREETS IN THE AREA, A NEWER ROOF, A LARGE INVITING DEN, AND A MASSIVE KITCHEN AND DINING ROOM COMBO PERFECT FOR ENTERTAINING! EVERY BEDROOM IS GENEROUSLY SIZED AND WELL-APPOINTED, OFFERING COMFORT AND SPACE FOR EVERYONE. DON'T MISS YOUR OPPORTUNITY TO OWN A HOME THAT CHECKS ALL THE BOXES!

17. 2026-02-26
    listed $290,000 Active 394-char remark

    Show marketing remark (394 chars)

    ARE YOU LOOKING FOR A MOVE-IN READY HOME IN THE HEART OF NEW ORLEANS? THIS BEAUTY HAS IT ALL -- ALL-NEW STREETS IN THE AREA, A NEWER ROOF, A LARGE INVITING DEN, AND A MASSIVE KITCHEN AND DINING ROOM COMBO PERFECT FOR ENTERTAINING! EVERY BEDROOM IS GENEROUSLY SIZED AND WELL-APPOINTED, OFFERING COMFORT AND SPACE FOR EVERYONE. DON'T MISS YOUR OPPORTUNITY TO OWN A HOME THAT CHECKS ALL THE BOXES!

18. 2025-05-30
    price $290,000
19. 2025-05-30
    price $290,000
20. 2024-12-11
    listed $299,900 Active
21. 2024-04-02
    price $320,000
22. 2024-02-15
    listed $320,000
23. 2023-10-24
    price $350,000
24. 2023-10-03
    price $360,000
25. 2023-08-21
    price $370,000
26. 2023-08-07
    listed $350,000
27. 2023-07-19
    listed $380,000
28. 2006-10-30
    soldstatus $75,000
29. 2006-10-27
    soldstatus $75,000
30. 2006-09-26
    listed $79,900
31. 2006-09-26
    listed $79,900

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$517/yr (+$43/mo · 47.9%)

ⓘ 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) · 60% 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: $26,044
• − Mortgage interest: −$16,245
• − Property taxes: −$1,078
• − Insurance: −$2,248
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$8,436
• Taxable loss: −$6,129
• Est. tax savings @ 24.0%: +$1,471
• After-tax cash flow: $471/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

+263.0% since first listed

16 events — show timeline

• 2026-02-26 Listed $290,000 AcadianaMLS
• 2026-02-26 Listed $290,000 GSREIN
• 2025-05-30 Price Changed $290,000 AcadianaMLS
• 2025-05-30 Price Changed $290,000 GSREIN
• 2024-12-11 Listed $299,900 AcadianaMLS
• 2024-04-02 Price Changed $320,000 GSREIN
• 2024-02-15 Listed $320,000 AcadianaMLS
• 2023-10-24 Price Changed $350,000 GSREIN
• 2023-10-03 Price Changed $360,000 GSREIN
• 2023-08-21 Price Changed $370,000 GSREIN
• 2023-08-07 Listed $350,000 AcadianaMLS
• 2023-07-19 Listed $380,000 AcadianaMLS
• 2006-10-30 Sold (Public Records) $75,000 Public Records
• 2006-10-27 Sold (MLS) $75,000 GSREIN
• 2006-09-26 Listed $79,900 GSREIN
• 2006-09-26 Listed $79,900 AcadianaMLS

Property tax history

-0.8%/yr

Latest (2026): $1,078 · +1.0% YoY. Source: county tax records.