2625 Robert St · New Orleans, LA 70115

$545,000

8 bd · 4.0 ba · 4,752 sqft · MultiFamily public records · 696 Days on market

Built 1940 $115/sqft · 25% below area Est $543k · at est.

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Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.4/15.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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

Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

Key facts

• 3 parking spots
• Built 1940
• Listed 696 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive. Per door: $393/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $545k).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 soft (-1.4%/yr); 278 active listings in the ZIP; solid renter incomes; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $6,014/mo this rent would consume 80% of the median local household income ($90k/yr) (locally 1756% 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 $4k of loan paydown is wiped out by about $16k 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 696 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $85k; list at $545k implies a 541% 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 $479,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 696 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.10% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $543,373
• List price: $545,000
• Delta: 0.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5937 39 Freret St	0.47mi	9/4.5 (+1)	4,885 (+3%)	1mo	$945,000	$193	65
5819 21 S Johnson St	0.47mi	8/4.0	4,407 (-7%)	3mo	$373,000	$85	63
2526 28 Jefferson Ave	0.18mi	8/4.0	4,080 (-14%)	14mo	$621,882	$152	56
2213-15 General Pershing St	0.56mi	8/4.0	4,468 (-6%)	15mo	$515,000	$115	52
2315-17 Wirth Pl	0.34mi	8/4.0	5,320 (+12%)	18mo	$459,000	$86	49
2900-02 Calhoun St	0.59mi	8/4.0	4,044 (-15%)	13mo	$482,000	$119	37
2828 Louisiana Ave	0.64mi	8/8.0	4,328 (-9%)	9mo	$385,000	$89	32
1931 35 Napoleon Ave	0.67mi	7/7.0 (-1)	5,090 (+7%)	13mo	$830,000	$163	29
2308-10 Marengo St	0.59mi	8/7.0	4,168 (-12%)	20mo	$445,000	$107	23

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-55,727
• Equity at exit: $81,261

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-51,391
• Equity at exit: $47,122

Cash invested: $152,600 (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 70115

• Rents YoY: -1.4%
• Active inventory: 278
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $6,014 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$454 /mo · $5,453/yr
• Insurance: −$227
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,263
• Net cashflow: $785

Break-even live

Break-even rent $5,020

Max offer price $545,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,094	-5% $939	+0% $785	+5% $631	+10% $476
Rent	-10% $310	-5% $547	+0% $785	+5% $1,023	+10% $1,260
Rate	-1.0pp $1,059	-0.5pp $924	base $785	+0.5pp $644	+1.0pp $500

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$6,014
Total (2 units)			$6,014

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $545,000 Active 696 DOM
2. 2026-06-17
   days on market $545,000 Active 695 DOM
3. 2026-06-16
   days on market $545,000 Active 694 DOM
4. 2026-06-15
   days on market $545,000 Active 693 DOM
5. 2026-06-13
   days on market $545,000 Active 691 DOM
6. 2026-06-10
   days on market $545,000 Active 688 DOM
7. 2026-06-09
   days on market $545,000 Active 687 DOM
8. 2026-06-08
   days on market $545,000 Active 686 DOM
9. 2026-06-07
   days on market $545,000 Active 685 DOM
10. 2026-06-05
    days on market $545,000 Active 682 DOM
11. 2026-06-03
    days on market $545,000 Active 681 DOM
12. 2026-06-02
    days on market $545,000 Active 680 DOM
13. 2026-06-01
    days on market $545,000 Active 679 DOM
14. 2026-05-31
    days on market $545,000 Active 678 DOM
15. 2026-05-15
    price $545,000 806-char remark

    Show marketing remark (806 chars)

    Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

16. 2026-05-15
    price $545,000 806-char remark

    Show marketing remark (806 chars)

    Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

17. 2025-06-16
    status Active 806-char remark

    Show marketing remark (806 chars)

    Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

18. 2025-06-11
    historical Active Under Contract 806-char remark

    Show marketing remark (806 chars)

    Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

19. 2024-07-22
    listed $570,000 Active 806-char remark

    Show marketing remark (806 chars)

    Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

20. 2024-07-22
    listed $570,000 Active 806-char remark

    Show marketing remark (806 chars)

    Bank owned property to be sold as-is, where-is. Four (4) plex available steps from Freret St. The building is 4,322 square feet. All units are three-bedroom, two-bathroom layouts. Two units are 1,087 SF and the other two are 1,074 SF. Current monthly rent for this complex is $6,020/month. The units are all in good shape. The property is located in an AE Flood Zone. A new property management company has been assigned. PM can transfer services to new owner. Healthy Home applications have been applied for. Minimal 24 hour notice must be given with showings. Please send offer and pre-approval letter with request for showing of occupied units. All measurements and information deemed reliable but not guaranteed and should be verified by buyer. No disclosures available as this is a bank owned property.

21. 2023-05-15
    price $695,000
22. 2023-04-19
    price $749,000
23. 2023-04-01
    listed $695,000
24. 2007-09-19
    soldstatus $85,000
25. 2007-06-24
    listed $69,000
26. 2007-06-24
    listed $69,000
27. 2003-06-23
    soldstatus $83,000
28. 2003-03-12
    listed $83,000
29. 2003-03-12
    listed $83,000
30. 1984-05-31
    soldstatus $115,000

ⓘ 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: $5,453 · $454/mo
• Projected year-2 tax: $5,453 · $454/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 ≥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: $72,168
• − Mortgage interest: −$30,528
• − Property taxes: −$5,453
• − Insurance: −$7,844
• − Repairs & maintenance: −$5,773
• − Management: −$5,773
• − Depreciation: −$15,855
• Taxable income: $942
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $9,194/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): 31,183
• Household income: $90,182
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1756.0

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 0.58)
• 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: ▼ -1.42%
• 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

+373.9% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $545,000 AcadianaMLS
• 2026-05-15 Price Changed $545,000 GSREIN
• 2025-06-16 Relisted — GSREIN
• 2025-06-11 Contingent — GSREIN
• 2024-07-22 Listed $570,000 GSREIN
• 2024-07-22 Listed $570,000 AcadianaMLS
• 2023-05-15 Price Changed $695,000 GSREIN
• 2023-04-19 Price Changed $749,000 GSREIN
• 2023-04-01 Listed $695,000 AcadianaMLS
• 2007-09-19 Sold (Public Records) $85,000 Public Records
• 2007-06-24 Listed $69,000 GSREIN
• 2007-06-24 Listed $69,000 AcadianaMLS
• 2003-06-23 Sold (MLS) $83,000 GSREIN
• 2003-03-12 Listed $83,000 AcadianaMLS
• 2003-03-12 Listed $83,000 GSREIN
• 1984-05-31 Sold (Public Records) $115,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $5,453 · +1.1% YoY. Source: county tax records.