2620 N Rocheblave St · New Orleans, LA 70112

$79,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 233 Days on market

Built 1950 $73/sqft · 65% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

Key facts

• Built 1950
• Listed 233 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,660/mo this rent would consume 103% of the median local household income ($19k/yr) (locally 795% 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 (-1.2%/yr); year-one equity from $546 of loan paydown is wiped out by about $929 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 (-1.2% appreciation + 0.9% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $79k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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: 2.10% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.53%
• DSCR: 2.71
• GRM: 4.0

CMA / ARV

• ARV (median comp): $223,082
• List price: $79,000
• Delta: -64.59%
• 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
2618 N Rocheblave St	0.00mi	3/2.0	1,168 (+8%)	1mo	$115,000	$98	86
2215 Mandeville St	0.25mi	3/2.0	1,067 (-1%)	3mo	$85,000	$80	84
1601 Mandeville St	0.59mi	3/1.0	1,118 (+4%)	2mo	$155,000	$139	61
2623 N Villere	0.71mi	2/1.0 (-1)	1,078 (-0%)	6mo	$95,000	$88	52
1901 Montegut St	0.63mi	3/1.0	1,054 (-2%)	14mo	$135,000	$128	51
1329 Music St	0.71mi	2/1.0 (-1)	1,100 (+2%)	14mo	$70,000	$64	43
3137 N Miro St	0.73mi	2/1.5 (-1)	1,034 (-4%)	11mo	$42,500	$41	42
1431 Port St	0.69mi	3/2.0	1,194 (+11%)	11mo	$210,000	$176	41
2663 Touro St	0.58mi	3/2.0	1,230 (+14%)	13mo	$189,900	$154	39
2605 Pauger St	0.67mi	3/2.0	1,215 (+12%)	13mo	$170,000	$140	37
2037 Saint Anthony St	0.69mi	2/1.0 (-1)	960 (-11%)	4mo	$126,000	$131	37
1316 Music St	0.73mi	3/2.0	1,213 (+12%)	14mo	$360,000	$297	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.41×
• Total profit: $31,174
• Equity at exit: $18,404

10-year hold

• IRR: 35.1%
• Equity multiple: 4.30×
• Total profit: $72,931
• Equity at exit: $18,764

Cash invested: $22,120 (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 70112

• Home prices YoY: -0.8%
• Rents YoY: 0.9%
• Active inventory: 83
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$414
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $644

Break-even live

Break-even rent $845

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2649 N Rocheblave St New Orleans, LA	2.0	2.0	806	$1,200	$1.49	24d	1	0.02mi
2551 N Tonti St New Orleans, LA	2.0	2.0	800	$1,450	$1.81	24d	1	0.05mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	16d	1	0.08mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	24d	1	0.09mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	24d	1	0.12mi
2229 Saint Roch Ave New Orleans, LA	2.0	1.5	1200	$1,600	$1.33	20d	1	0.14mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	17d	1	0.15mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	24d	1	0.17mi
2515 N Galvez St New Orleans, LA	4.0	2.0	1200	$1,200	$1.00	10d	1	0.19mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	24d	1	0.19mi
2134 Saint Roch Ave New Orleans, LA	2.0	2.0	850	$1,500	$1.76	17d	1	0.20mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	24d	1	0.21mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	17d	1	0.21mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	24d	1	0.22mi
2241 Eads St New Orleans, LA	2.0	1.0	867	$1,500	$1.73	24d	1	0.23mi
2129 Spain St New Orleans, LA	2.0	1.0	861	$1,500	$1.74	24d	1	0.24mi
2219 Almonaster Ave Unit A New Orleans, LA	2.0	1.0	950	$1,500	$1.58	24d	1	0.30mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	24d	1	0.31mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.32mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.33mi
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	24d	1	0.34mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	24d	1	0.36mi
2325 Florida Ave New Orleans, LA	2.0	1.0	796	$1,025	$1.29	3d	1	0.36mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	17d	1	0.40mi
2010 Saint Ferdinand St New Orleans, LA	2.0	1.0	909	$1,650	$1.82	24d	1	0.42mi
2516 N Roman St Unit 2518 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	3d	1	0.43mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	24d	1	0.43mi
2269 N Prieur St New Orleans, LA	2.0	1.0	756	$1,250	$1.65	24d	1	0.43mi
2812 Spain St New Orleans, LA	2.0	1.0	870	$1,275	$1.47	2d	1	0.44mi
2512 Elysian Fields Ave Unit C New Orleans, LA	2.0	1.0	800	$1,300	$1.62	3d	1	0.45mi
2512 Elysian Fields Ave Unit C New Orleans, LA	2.0	1.0	800	$1,300	$1.62	3d	1	0.45mi
2512 Elysian Fields Ave Unit 1 New Orleans, LA	2.0	1.0	879	$1,400	$1.59	17d	1	0.45mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	0.47mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	15d	1	0.50mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	16d	1	0.50mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	24d	1	0.51mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	24d	1	0.52mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	24d	1	0.54mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	17d	1	0.55mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	19d	1	0.55mi

Listing history 40 events

1. 2026-06-18
   days on market $79,000 Active 233 DOM
2. 2026-06-17
   days on market $79,000 Active 232 DOM
3. 2026-06-16
   days on market $79,000 Active 231 DOM
4. 2026-06-15
   days on market $79,000 Active 230 DOM
5. 2026-06-13
   days on market $79,000 Active 228 DOM
6. 2026-06-10
   days on market $79,000 Active 225 DOM
7. 2026-06-09
   days on market $79,000 Active 224 DOM
8. 2026-06-08
   days on market $79,000 Active 223 DOM
9. 2026-06-07
   days on market $79,000 Active 222 DOM
10. 2026-06-05
    days on market $79,000 Active 219 DOM
11. 2026-06-03
    days on market $79,000 Active 218 DOM
12. 2026-06-02
    days on market $79,000 Active 217 DOM
13. 2026-06-01
    days on market $79,000 Active 216 DOM
14. 2026-05-31
    days on market $79,000 Active 215 DOM
15. 2026-04-25
    price $79,000 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

16. 2026-04-24
    price $79,000 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

17. 2025-12-01
    price $84,000 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

18. 2025-12-01
    price $84,000 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

19. 2025-11-29
    price $89,000 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

20. 2025-11-06
    price $89,000 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

21. 2025-10-24
    listed $95,000 Active 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

22. 2025-10-24
    listed $95,000 Active 158-char remark

    Show marketing remark (158 chars)

    Single family home needs some TLC, calling Investors and buyers. Fix it up and rent it out or make it your home. All measurements approximate, not guaranteed.

23. 2020-08-07
    soldstatus $38,000 Closed
24. 2020-06-19
    status Pending
25. 2020-05-18
    listed $59,000 Active
26. 2020-05-18
    listed $59,000
27. 2020-01-18
    price $59,000
28. 2019-11-01
    price $65,000
29. 2019-11-01
    price $6,500
30. 2019-05-21
    price $69,900
31. 2019-05-07
    price $80,000
32. 2019-05-02
    listed $59,000
33. 2003-12-03
    soldstatus $38,500
34. 2003-09-30
    listed $33,500
35. 2003-09-30
    listed $33,500
36. 2000-05-19
    soldstatus $50,000
37. 2000-02-28
    soldstatus $26,500
38. 1999-08-31
    listed $35,500
39. 1999-08-31
    listed $35,500
40. 1994-08-12
    soldstatus $41,000

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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) · 77% 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: $19,920
• − Mortgage interest: −$4,425
• − Property taxes: −$1,847
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$2,298
• Taxable income: $6,970
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $6,053/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): 3,490
• Household income: $19,395
• Rent vs Own: 90.7% rent · 9.3% own
• Severe rent burden: 795.0

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 0.65)
• Race & ethnicity: Black 48% White 32% Asian 9% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 7% Serbian 2% Romanian 1%
• Foreign-born: 12% · China, Canada
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 3% Chinese 3%

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: ▼ -1.18%
• Current HPI: 149.1655
• Rent YoY: ▲ 0.95%
• 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

+92.7% since first listed

26 events — show timeline

• 2026-04-25 Price Changed $79,000 AcadianaMLS
• 2026-04-24 Price Changed $79,000 GSREIN
• 2025-12-01 Price Changed $84,000 AcadianaMLS
• 2025-12-01 Price Changed $84,000 GSREIN
• 2025-11-29 Price Changed $89,000 AcadianaMLS
• 2025-11-06 Price Changed $89,000 GSREIN
• 2025-10-24 Listed $95,000 GSREIN
• 2025-10-24 Listed $95,000 AcadianaMLS
• 2020-08-07 Sold (MLS) $38,000 GSREIN
• 2020-06-19 Pending — GSREIN
• 2020-05-18 Listed $59,000 AcadianaMLS
• 2020-05-18 Listed $59,000 GSREIN
• 2020-01-18 Price Changed $59,000 GSREIN
• 2019-11-01 Price Changed $65,000 GSREIN
• 2019-11-01 Price Changed $6,500 GSREIN
• 2019-05-21 Price Changed $69,900 GSREIN
• 2019-05-07 Price Changed $80,000 GSREIN
• 2019-05-02 Listed $59,000 AcadianaMLS
• 2003-12-03 Sold (MLS) $38,500 GSREIN
• 2003-09-30 Listed $33,500 AcadianaMLS
• 2003-09-30 Listed $33,500 GSREIN
• 2000-05-19 Sold (Public Records) $50,000 Public Records
• 2000-02-28 Sold (MLS) $26,500 GSREIN
• 1999-08-31 Listed $35,500 GSREIN
• 1999-08-31 Listed $35,500 AcadianaMLS
• 1994-08-12 Sold (Public Records) $41,000 Public Records

Property tax history

+21.0%/yr

Latest (2026): $1,847 · +1.1% YoY. Source: county tax records.