2345 S Roman St · New Orleans, LA 70125

$79,800

6 bd · 3.0 ba · 1,680 sqft · MultiFamily public records · 110 Days on market

Built 1920 2,400 sqft lot $48/sqft · 52% below area

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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: 4 units. confirmed

Listing remarks MLS

Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

Key facts

• 2,400 sq ft lot
• Built 1920
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/1.0-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 107.1% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $9,294/mo this rent would consume 182% 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 $552 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $20k; list at $80k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo; built in 1920 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,618 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 11.65% ✓
• Cap rate: 107.12%
• Cash-on-cash: 360.10%
• DSCR: 17.02
• GRM: 0.7

CMA / ARV

• ARV (median comp): $164,791
• List price: $79,800
• Delta: -51.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3528 30 Toledano St	0.40mi	5/2.0 (-1)	1,700 (+1%)	2mo	$133,000	$78	69

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: —
• Equity multiple: 17.41×
• Total profit: $366,644
• Equity at exit: $11,898

10-year hold

• IRR: —
• Equity multiple: 34.77×
• Total profit: $754,634
• Equity at exit: $6,900

Cash invested: $22,344 (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: 2.9×

Monthly cashflow live

• Estimated rent: $9,294 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,952
• Net cashflow: $6,278

Break-even live

Break-even rent $1,347

Max offer price $79,800

Occupancy floor 27%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$9,296
Total (4 units)			$9,294

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	23d	1	0.90mi
822 Howard Ave Unit 1272354P New Orleans, LA	1.0–5.0	1.0–4.0	1749	$11,882	$6.79	1d	3	1.12mi
822 Perdido St Unit 1272370P New Orleans, LA	1.0–5.0	1.0–5.0	1447	$7,361	$5.09	3d	4	1.30mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	43d	1	1.30mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	43d	1	1.31mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	43d	1	1.32mi
6321 S Prieur St New Orleans, LA	6.0	2.0	1900	$4,200	$2.21	43d	1	1.34mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	23d	1	1.40mi

Listing history 11 events

1. 2026-05-13
   status Pending 366-char remark

   Show marketing remark (368 chars)

   Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

2. 2026-05-13
   status Pending 368-char remark

   Show marketing remark (368 chars)

   Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

3. 2026-01-30
   price $79,800 366-char remark

   Show marketing remark (366 chars)

   Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

4. 2026-01-28
   price $79,800 368-char remark

   Show marketing remark (368 chars)

   Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

5. 2026-01-23
   listed $79,900 Active 366-char remark

   Show marketing remark (368 chars)

   Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

6. 2026-01-23
   listed $79,900 Active 368-char remark

   Show marketing remark (368 chars)

   Multi Family Investment Property needs TLC. Poor Condition. Four units, One water meter, 4 electric meters. 2 units are rented with an income of $2,363 SOLD AS IS!! SELLER WILL NOT MAKE ANY REPAIRS. SELLER WILL NOT REDUCE PRICE FOR REPAIRS. CASH OFFERS ONLY, OFFER UNDER ASKING PRICE WILL NOT BE CONSIDERED! Highest and Best Offers Only!! THIS COULD BE A CASH COW!!!

7. 2011-02-06
   listed $98,000
8. 2011-02-06
   listed $98,000
9. 2009-05-26
   listed $150,000
10. 2009-05-26
    listed $150,000
11. 2009-05-18
    soldstatus $20,000

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,226 · $186/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 · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $111,528
• − Mortgage interest: −$4,470
• − Property taxes: −$2,226
• − Insurance: −$5,518
• − Repairs & maintenance: −$8,922
• − Management: −$8,922
• − Depreciation: −$2,321
• Taxable income: $79,148
• Est. tax owed @ 24.0%: −$18,996
• After-tax cash flow: $56,346/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

+299.0% since first listed

11 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GSREIN
• 2026-01-30 Price Changed $79,800 AcadianaMLS
• 2026-01-28 Price Changed $79,800 GSREIN
• 2026-01-23 Listed $79,900 GSREIN
• 2026-01-23 Listed $79,900 AcadianaMLS
• 2011-02-06 Listed $98,000 GSREIN
• 2011-02-06 Listed $98,000 AcadianaMLS
• 2009-05-26 Listed $150,000 GSREIN
• 2009-05-26 Listed $150,000 AcadianaMLS
• 2009-05-18 Sold (Public Records) $20,000 Public Records

Property tax history

+6.1%/yr

Latest (2026): $2,226 · +1.1% YoY. Source: county tax records.