2134 Robin St · New Orleans, LA 70122

$195,999

4 bd · 2.0 ba · 1,736 sqft · MultiFamily public records · 3 Days on market

Built 1978 5,105 sqft lot Est $191k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +6.3/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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

PRICE REDUCTION TO SELL!!! This charming duplex offers a fantastic investment opportunity in a highly desirable neighborhood. Each unit features 2 spacious bedrooms and 1 bathroom, with beautiful hardwood floors running throughout. The property is perfectly designed for owner-occupancy--live in one unit and let the rental income from the other side help cover the mortgage. Centrally located, it offers quick access to the Central Business District (CBD) and interstate, making commutes effortless. It's also just minutes away from the University of New Orleans and Southern University at New Orleans, providing excellent rental demand. Enjoy leisurely weekends with the Lakefront just a short distance away, offering scenic views and recreational activities. Whether you're a first-time homebuyer seeking additional income or an investor looking for a solid property in a prime location, this duplex checks all the boxes for convenience, comfort, and long-term value.

Key facts

• Lakefront
• Quick access
• Scenic views

Tags

• HIGHLY DESIRABLE NEIGHBORHOOD
• QUICK ACCESS
• CENTRAL BUSINESS DISTRICT
• LAKEFRONT
• SCENIC VIEWS
• RECREATIONAL ACTIVITIES

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces
• Utilities: Public water; Public sewer; Has cooling (window units)
• Home design: 2-story building; Raised foundation; Shingle roof; Aluminum and wood siding
• Construction: Built with aluminum siding and wood siding; Shingle roof; Raised foundation
• Exterior features: Balcony; City lot with rectangular shape; Lot dimensions approximately 44 x 116

Interior

• Bedrooms: 2-unit property (multifamily)
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $196k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $500/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $196k).
• Cap rate 12.8% 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 (-0.6%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,838/mo this rent would consume 69% of the median local household income ($49k/yr) (locally 2150% 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 $1k of loan paydown is wiped out by about $6k 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 + 0.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 27y 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 $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $195,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.45% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.32%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $190,960
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2032 34 Elysian Fields Ave	0.26mi	4/2.0	1,668 (-4%)	15mo	$310,000	$186	69
5313 Wickfield Dr	0.41mi	4/2.0	1,665 (-4%)	8mo	$165,000	$99	68
5305 Wingate Dr	0.35mi	5/3.0 (+1)	1,800 (+4%)	3mo	$100,000	$56	66
5219 Spain St	0.33mi	3/2.0 (-1)	1,827 (+5%)	9mo	$85,000	$47	63
5523 25 Elysian Fields Ave	0.31mi	4/2.0	1,908 (+10%)	10mo	$210,000	$110	60
5549 51 Vermillion Blvd	0.41mi	3/2.0 (-1)	1,547 (-11%)	2mo	$245,000	$158	56
2507-09 Dreux Ave	0.56mi	4/2.0	1,768 (+2%)	24mo	$170,000	$96	51
4424 Annette St	0.59mi	4/3.5	1,664 (-4%)	17mo	$230,000	$138	46

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $23,581
• Equity at exit: $29,224

10-year hold

• IRR: 17.8%
• Equity multiple: 2.28×
• Total profit: $70,289
• Equity at exit: $16,946

Cash invested: $54,880 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $1,000

Break-even live

Break-even rent $1,572

Max offer price $195,999

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,838
Total (2 units)			$2,838

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	0.16mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	0.29mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	23d	1	0.36mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	16d	1	0.36mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	3d	1	0.38mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	23d	1	0.45mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	0.46mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	0.46mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	16d	1	0.47mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	0.59mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	23d	1	0.60mi
6010 Pasteur Blvd New Orleans, LA	4.0	3.0	2010	$2,600	$1.29	17d	1	0.60mi
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	17d	1	0.61mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	23d	1	0.67mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	0.71mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	23d	1	0.72mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	23d	1	0.76mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	11d	1	0.76mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	16d	1	0.77mi
5024 Paris Ave New Orleans, LA	4.0	3.0	2116	$3,000	$1.42	16d	1	0.79mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	23d	1	0.80mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	23d	1	0.83mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	3d	1	0.83mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	23d	1	0.83mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	23d	1	0.90mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	0.94mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	23d	1	1.10mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	3d	1	1.12mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	1.17mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	16d	1	1.21mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	17d	1	1.22mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.22mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	23d	1	1.25mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	43d	1	1.26mi
4727 Saint Bernard Ave New Orleans, LA	3.0	2.0	2000	$2,000	$1.00	16d	1	1.27mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	10d	1	1.27mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	23d	1	1.29mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	43d	1	1.33mi
4229 Buchanan St New Orleans, LA	3.0	2.0	1235	$2,250	$1.82	23d	1	1.34mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	21d	1	1.36mi

Listing history 4 events

1. 2026-06-18
   days on market $195,999 Active 3 DOM
2. 2026-06-17
   days on market $195,999 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $195,999 Active 1 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: $794 · $66/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$284/yr (+$24/mo · 35.8%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,056
• − Mortgage interest: −$10,979
• − Property taxes: −$794
• − Insurance: −$1,777
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − Depreciation: −$5,702
• Taxable income: $9,355
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $9,754/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% French/Haitian/Cajun 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+284.7% since first listed

22 events — show timeline

• 2026-05-22 Listed $195,999 GSREIN
• 2026-05-22 Listed $195,999 AcadianaMLS
• 2026-03-21 Rental Removed $1,100 GSREIN
• 2026-02-19 Listed for Rent $1,100 GSREIN
• 2026-02-19 Rental Removed $1,100 RENTSPREE
• 2026-01-28 Listed for Rent $1,100 RENTSPREE
• 2026-01-27 Listed $1,100 AcadianaMLS
• 2025-03-20 Price Changed $199,500 AcadianaMLS
• 2025-03-20 Price Changed $199,500 GSREIN
• 2025-03-19 Price Changed $199,500 AcadianaMLS
• 2025-03-19 Price Changed $199,500 GSREIN
• 2025-01-08 Listed $225,900 AcadianaMLS
• 2025-01-08 Listed $225,900 AcadianaMLS
• 2018-07-11 Sold (Public Records) $160,000 Public Records
• 2018-02-27 Listed $180,000 AcadianaMLS
• 2012-09-24 Listed $119,000 AcadianaMLS
• 2009-07-22 Listed $125,000 AcadianaMLS
• 2008-09-23 Listed $159,000 AcadianaMLS
• 2004-01-05 Listed $89,000 AcadianaMLS
• 1999-06-15 Sold (Public Records) $57,000 Public Records
• 1999-01-12 Listed $68,000 AcadianaMLS
• 1979-07-03 Sold (Public Records) $50,950 Public Records

Property tax history

-5.3%/yr

Latest (2026): $794 · -7.3% YoY. Source: county tax records.