4928 Robin Hood Dr · New Orleans, LA 70128

$159,500

4 bd · 2.0 ba · 2,522 sqft · SingleFamily public records · 89 Days on market

Built 1983 $63/sqft · 32% below area Est $223k · 29% under

---

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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

Key facts

• Parking
• Built 1983
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $223,134
• List price: $159,500
• Delta: -28.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4937 Robin Hood Dr	0.03mi	3/2.0 (-1)	2,545 (+1%)	16mo	$210,000	$83	78
11276 Notaway Ln	0.37mi	4/2.5	2,461 (-2%)	21mo	$275,000	$112	59
11210 S Idlewood Ct	0.34mi	3/2.0 (-1)	2,253 (-11%)	8mo	$215,000	$95	55
11280 Fernley Dr	0.43mi	4/2.0	2,690 (+7%)	18mo	$277,000	$103	54
5042 Par Four Dr	0.55mi	4/3.5	2,618 (+4%)	14mo	$370,000	$141	51
11404 Melvin Pl	0.69mi	3/2.5 (-1)	2,443 (-3%)	7mo	$295,000	$121	50
5301 E Idlewood Ct	0.46mi	3/2.0 (-1)	2,168 (-14%)	5mo	$70,000	$32	46
11404 N Easterlyn Cir	0.57mi	4/3.0	2,318 (-8%)	19mo	$375,000	$162	40
11420 S Easterlyn Cir	0.62mi	4/2.0	2,800 (+11%)	16mo	$405,000	$145	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,829
• Equity at exit: $23,782

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $48,056
• Equity at exit: $13,791

Cash invested: $44,660 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $513

Break-even live

Break-even rent $1,359

Max offer price $159,500

Occupancy floor 69%

Sensitivity live

Price	-10% $603	-5% $558	+0% $513	+5% $468	+10% $423
Rent	-10% $354	-5% $433	+0% $513	+5% $592	+10% $671
Rate	-1.0pp $593	-0.5pp $553	base $513	+0.5pp $471	+1.0pp $429

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	24d	1	0.73mi
5754 Louis Prima Dr E New Orleans, LA	3.0	2.5	2069	$2,195	$1.06	24d	1	0.87mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	24d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $159,500 Active 89 DOM
2. 2026-06-17
   days on market $159,500 Active 88 DOM
3. 2026-06-16
   days on market $159,500 Active 87 DOM
4. 2026-06-16
   pricestatus $159,500 Active 86 DOM
5. 2026-04-29
   status Active 92-char remark

   Show marketing remark (92 chars)

   NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

6. 2026-04-29
   status Active 92-char remark

   Show marketing remark (92 chars)

   NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

7. 2026-03-18
   status Pending 92-char remark

   Show marketing remark (92 chars)

   NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

8. 2026-03-18
   status Pending 92-char remark

   Show marketing remark (92 chars)

   NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

9. 2026-01-19
   listed $165,000 Active 92-char remark

   Show marketing remark (92 chars)

   NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

10. 2026-01-19
    listed $165,000 Active 92-char remark

    Show marketing remark (92 chars)

    NICE SPACIOUS 4 BEDROOM 2 BATH, LARGE DEN, DRIVEWAY, FENCE BACKYARD, HOUSE BEING SOLD AS IS.

11. 2025-07-17
    listed $169,500 Active
12. 2018-10-09
    soldstatus $158,345
13. 2018-10-04
    soldstatus $158,345 Sold
14. 2018-08-06
    status Under Contract
15. 2018-04-10
    listed $164,500 Active
16. 2018-04-10
    listed $164,500
17. 2018-02-17
    historical
18. 2017-10-31
    price $168,500
19. 2017-08-21
    listed $179,000 Active
20. 2017-08-16
    listed $168,500
21. 2007-08-08
    soldstatus $70,000
22. 2007-05-11
    listed $75,000
23. 2007-05-11
    listed $75,000
24. 1990-01-09
    soldstatus $87,500

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 9/10 Extreme FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,103
• − Mortgage interest: −$8,934
• − Property taxes: −$1,256
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$4,640
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $5,237/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

+88.6% since first listed

20 events — show timeline

• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-29 Relisted — GSREIN
• 2026-03-18 Pending — AcadianaMLS
• 2026-03-18 Pending — GSREIN
• 2026-01-19 Listed $165,000 GSREIN
• 2026-01-19 Listed $165,000 AcadianaMLS
• 2025-07-17 Listed $169,500 AcadianaMLS
• 2018-10-09 Sold (Public Records) $158,345 Public Records
• 2018-10-04 Sold (MLS) $158,345 GSREIN
• 2018-08-06 Pending — GSREIN
• 2018-04-10 Listed $164,500 AcadianaMLS
• 2018-04-10 Listed $164,500 GSREIN
• 2018-02-17 Listing Removed — GSREIN
• 2017-10-31 Price Changed $168,500 GSREIN
• 2017-08-21 Listed $179,000 GSREIN
• 2017-08-16 Listed $168,500 AcadianaMLS
• 2007-08-08 Sold (MLS) $70,000 GSREIN
• 2007-05-11 Listed $75,000 GSREIN
• 2007-05-11 Listed $75,000 AcadianaMLS
• 1990-01-09 Sold (Public Records) $87,500 Public Records

Property tax history

+5.4%/yr

Latest (2026): $1,256 · -5.8% YoY. Source: county tax records.