1572 74 N Rocheblave St · New Orleans, LA 70119

$125,000

4 bd · 4.0 ba · 900 sqft · MultiFamily · 76 Days on market

Built 1958 $139/sqft · 26% below area Est $169k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fantastic investment opportunity in the heart of New Orleans! This well-located duplex features two units, each offering 1 bedroom and 1 bath, making it ideal for generating rental income or multi-generational living. Whether you choose to live in one unit and rent out the other, or lease both sides for maximum return, this property offers flexibility and strong income potential. Situated near local dining, shopping, and entertainment, the location adds even more appeal for tenants and owners alike. Don't miss your chance to own a versatile property in one of New Orleans' most vibrant areas!

Key facts

• Built 1958
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive. Per door: $417/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (-0.2%/yr); 381 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); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,234/mo this rent would consume 50% of the median local household income ($53k/yr) (locally 3381% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $44k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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 1958 — 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: 1.79% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $169,081
• List price: $125,000
• Delta: -26.07%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.76×
• Total profit: $26,425
• Equity at exit: $18,638

10-year hold

• IRR: 25.4%
• Equity multiple: 2.90×
• Total profit: $66,455
• Equity at exit: $10,808

Cash invested: $35,000 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $835

Break-even live

Break-even rent $1,178

Max offer price $125,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,234
Total (2 units)			$2,234

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	23d	1	0.24mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	23d	1	0.40mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	23d	1	0.43mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	23d	1	0.44mi
1552 N Derbigny St New Orleans, LA	3.0	2.0	841	$2,100	$2.50	21d	1	0.47mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	23d	1	0.55mi
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	23d	1	0.64mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	20d	1	0.65mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	3d	1	0.68mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	3d	1	0.72mi
2025 N Johnson St New Orleans, LA	3.0	1.0	650	$1,350	$2.08	23d	1	0.76mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$1,650	$1.83	23d	1	0.76mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$2,000	$2.22	3d	1	0.76mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	14d	1	0.80mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	23d	1	0.83mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	23d	1	0.83mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	3d	1	0.83mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	23d	1	0.90mi
2320 Conti St New Orleans, LA	3.0	2.0	1125	$2,500	$2.22	23d	1	0.95mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	23d	1	0.95mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	3d	30	0.99mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	23d	1	1.01mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	1.06mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	1.06mi
1435 Marigny St New Orleans, LA	3.0	1.0	800	$1,300	$1.62	23d	1	1.09mi
2152 Abundance St Unit A New Orleans, LA	3.0	1.0	800	$1,599	$2.00	3d	1	1.14mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	3d	1	1.14mi
216 N Salcedo St New Orleans, LA	3.0	1.0	866	$1,500	$1.73	23d	1	1.14mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	23d	1	1.20mi
3700 Orleans Ave New Orleans, LA	1.0–3.0	1.0–2.0	1081	$2,945	$2.72	3d	48	1.23mi
3315 Iberville St Unit 3 New Orleans, LA	3.0	1.5	1006	$1,345	$1.34	23d	1	1.24mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	17d	1	1.26mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	3d	2	1.26mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	23d	1	1.26mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	16d	1	1.29mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	16d	1	1.38mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	23d	1	1.39mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	17d	1	1.39mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	1.39mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $125,000 Active 76 DOM
2. 2026-06-17
   days on market $125,000 Active 75 DOM
3. 2026-06-16
   days on market $125,000 Active 74 DOM
4. 2026-06-15
   days on market $125,000 Active 73 DOM
5. 2026-06-13
   days on market $125,000 Active 71 DOM
6. 2026-06-10
   days on market $125,000 Active 68 DOM
7. 2026-06-09
   days on market $125,000 Active 67 DOM
8. 2026-06-08
   days on market $125,000 Active 66 DOM
9. 2026-06-07
   days on market $125,000 Active 65 DOM
10. 2026-06-05
    pricedays on market $125,000 Active 62 DOM
11. 2026-06-03
    days on market $160,000 Active 61 DOM
12. 2026-06-02
    days on market $160,000 Active 60 DOM
13. 2026-06-01
    days on market $160,000 Active 59 DOM
14. 2026-05-31
    days on market $160,000 Active 58 DOM
15. 2026-04-30
    price $160,000 598-char remark

    Show marketing remark (610 chars)

    Fantastic investment opportunity in the heart of New Orleans! This well-located duplex features two units, each offering 1 bedroom and 1 bath, making it ideal for generating rental income or multi-generational living. Whether you choose to live in one unit and rent out the other, or lease both sides for maximum return, this property offers flexibility and strong income potential. Situated near local dining, shopping, and entertainment, the location adds even more appeal for tenants and owners alike. Don’t miss your chance to own a versatile property in one of New Orleans’ most vibrant areas!

16. 2026-04-30
    price $160,000 610-char remark

    Show marketing remark (610 chars)

    Fantastic investment opportunity in the heart of New Orleans! This well-located duplex features two units, each offering 1 bedroom and 1 bath, making it ideal for generating rental income or multi-generational living. Whether you choose to live in one unit and rent out the other, or lease both sides for maximum return, this property offers flexibility and strong income potential. Situated near local dining, shopping, and entertainment, the location adds even more appeal for tenants and owners alike. Don’t miss your chance to own a versatile property in one of New Orleans’ most vibrant areas!

17. 2026-04-03
    listed $169,000 Active 598-char remark

    Show marketing remark (610 chars)

    Fantastic investment opportunity in the heart of New Orleans! This well-located duplex features two units, each offering 1 bedroom and 1 bath, making it ideal for generating rental income or multi-generational living. Whether you choose to live in one unit and rent out the other, or lease both sides for maximum return, this property offers flexibility and strong income potential. Situated near local dining, shopping, and entertainment, the location adds even more appeal for tenants and owners alike. Don’t miss your chance to own a versatile property in one of New Orleans’ most vibrant areas!

18. 2026-04-03
    listed $169,000 Active 610-char remark

    Show marketing remark (610 chars)

    Fantastic investment opportunity in the heart of New Orleans! This well-located duplex features two units, each offering 1 bedroom and 1 bath, making it ideal for generating rental income or multi-generational living. Whether you choose to live in one unit and rent out the other, or lease both sides for maximum return, this property offers flexibility and strong income potential. Situated near local dining, shopping, and entertainment, the location adds even more appeal for tenants and owners alike. Don’t miss your chance to own a versatile property in one of New Orleans’ most vibrant areas!

19. 2008-09-15
    listed $110,000
20. 2008-09-15
    listed $110,000
21. 2008-09-15
    listed $110,000
22. 2008-09-15
    listed $110,000
23. 2008-03-11
    listed $125,000
24. 2008-03-11
    listed $125,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,808
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$3,636
• Taxable income: $8,583
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $7,955/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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

+28.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $160,000 AcadianaMLS
• 2026-04-30 Price Changed $160,000 GSREIN
• 2026-04-03 Listed $169,000 GSREIN
• 2026-04-03 Listed $169,000 AcadianaMLS
• 2008-09-15 Listed $110,000 GSREIN
• 2008-09-15 Listed $110,000 GSREIN
• 2008-09-15 Listed $110,000 AcadianaMLS
• 2008-09-15 Listed $110,000 AcadianaMLS
• 2008-03-11 Listed $125,000 GSREIN
• 2008-03-11 Listed $125,000 AcadianaMLS