627 Opelousas Ave · New Orleans, LA 70114

$445,000

4 bd · 2.5 ba · 2,548 sqft · SingleFamily public records · 107 Days on market

Built 1975 $175/sqft · 19% below area Est $488k · 9% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +11.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to buy a spacious entire building in Algiers Point that with a few modifications can be restored to a single family home! If you desire live/work space, no modifications would be needed as there is a large room and full bath that would allow you to move in right away. The building includes a spacious multipurpose room which previously was an open combination living and kitchen area with a loft. Currently there are several offices which were bedrooms. Furniture is available for purchase. There are a total of 3 bathrooms, one full and two half. Roof is 4 years old, HVAC system is 5 years old. X Flood zone and flood policy is transferable. Floor plan in photos and attachments. Call or text to schedule showing 504-421-1919

Key facts

• Large room
• Multipurpose room
• Loft

Tags

• ENTIRE BUILDING
• LARGE ROOM
• FULL BATH
• MULTIPURPOSE ROOM
• LOFT
• SEVERAL OFFICES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $71 ($853/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (12.6% below list).
• Recommended offer: $389k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 265 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,889/mo this rent would consume 107% of the median local household income ($43k/yr) (locally 2240% 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 $3k of loan paydown is wiped out by about $13k 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 107 days — a 9% lower offer ($405k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $30k (6%) 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.
• Climate carrying-cost: major 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 $388,911 (12.6% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $488,173
• List price: $445,000
• Delta: -8.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Olivier St	0.13mi	4/3.0	2,650 (+4%)	2mo	$525,000	$198	83
941 Verret St	0.19mi	4/3.0	2,487 (-2%)	4mo	$335,000	$135	82
440 Vallette St	0.20mi	5/3.0 (+1)	2,641 (+4%)	1mo	$380,000	$144	77
422 Alix St	0.27mi	4/3.0	2,711 (+6%)	6mo	$685,000	$253	70
542 Abalon Ct	0.41mi	4/3.5	2,570 (+1%)	7mo	$495,000	$193	69
210 Olivier St	0.39mi	3/2.5 (-1)	2,485 (-2%)	8mo	$530,000	$213	66
435 Atlantic Ave	0.33mi	5/2.5 (+1)	2,350 (-8%)	2mo	$469,000	$200	65
401 Pelican Ave	0.31mi	4/4.0	2,319 (-9%)	4mo	$610,000	$263	61
437 Abalon Ct	0.43mi	3/2.0 (-1)	2,392 (-6%)	3mo	$470,000	$196	61
155 Alix St	0.27mi	3/3.0 (-1)	2,256 (-12%)	2mo	$589,000	$261	60
449 Abalon Ct	0.41mi	3/3.0 (-1)	2,322 (-9%)	2mo	$510,000	$220	58
407 Abalon Ct	0.44mi	3/2.5 (-1)	2,300 (-10%)	2mo	$502,000	$218	57

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-78,967
• Equity at exit: $66,351

10-year hold

• IRR: -18.3%
• Equity multiple: 0.14×
• Total profit: $-106,929
• Equity at exit: $38,475

Cash invested: $124,600 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,889 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$416 /mo · $4,990/yr
• Insurance: −$185
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $71

Break-even live

Break-even rent $3,799

Max offer price $445,000

Occupancy floor 93%

Sensitivity live

Price	-10% $323	-5% $197	+0% $71	+5% $-55	+10% $-181
Rent	-10% $-236	-5% $-83	+0% $71	+5% $225	+10% $378
Rate	-1.0pp $295	-0.5pp $184	base $71	+0.5pp $-44	+1.0pp $-162

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 Elmira Ave New Orleans, LA	4.0	2.0	2000	$2,000	$1.00	18d	1	0.16mi
527 Atlantic Ave New Orleans, LA	3.0	2.0	1800	$2,050	$1.14	25d	1	0.32mi
1414 Sumner St New Orleans, LA	3.0	2.0	1800	$1,450	$0.81	18d	1	0.90mi
431 Gravier St Ste 4 New Orleans, LA	3.0	2.0	2100	$3,700	$1.76	45d	1	1.05mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	21d	1	1.10mi
3400 Royal St New Orleans, LA	4.0	3.5	3300	$6,900	$2.09	45d	1	1.11mi
1050 Annunciation St Unit 1272355P New Orleans, LA	2.0–5.0	2.0–4.0	1544	$3,489	$2.26	5d	3	1.17mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	25d	1	1.23mi
800 Gravier St Unit 1272312P New Orleans, LA	2.0–4.0	2.0–4.0	1673	$6,169	$3.69	16d	2	1.24mi
839 Dumaine St New Orleans, LA	3.0	4.0	2740	$6,500	$2.37	45d	1	1.26mi
419 Carondelet St Unit PHB New Orleans, LA	3.0	2.5	2546	$5,700	$2.24	5d	1	1.32mi
1229 Annunciation St New Orleans, LA	3.0	3.0	3517	$5,500	$1.56	5d	1	1.33mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,800	$2.53	13d	7	1.33mi
822 Perdido St Unit 1272370P New Orleans, LA	1.0–5.0	1.0–5.0	1447	$5,974	$4.13	5d	4	1.34mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	45d	1	1.34mi
1000 Saint Philip St New Orleans, LA	3.0	2.5	2650	$4,800	$1.81	45d	1	1.36mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	45d	1	1.37mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	45d	1	1.37mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	25d	1	1.37mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	45d	1	1.39mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	5d	2	1.39mi
1011 Canal St Unit 1513939P New Orleans, LA	4.0	4.0	1765	$11,253	$6.38	25d	1	1.40mi
1860 Burgundy St New Orleans, LA	4.0	4.0	3000	$3,500	$1.17	25d	1	1.40mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	25d	1	1.43mi
803 Baronne St New Orleans, LA	3.0	2.0	1791	$3,525	$1.97	5d	1	1.46mi
822 Howard Ave Unit 1272354P New Orleans, LA	1.0–5.0	1.0–4.0	1749	$9,250	$5.29	3d	3	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $445,000 Active 107 DOM
2. 2026-06-18
   days on market $445,000 Active 104 DOM
3. 2026-06-17
   days on market $445,000 Active 103 DOM
4. 2026-06-16
   days on market $445,000 Active 102 DOM
5. 2026-06-15
   days on market $445,000 Active 101 DOM
6. 2026-06-13
   days on market $445,000 Active 99 DOM
7. 2026-06-10
   days on market $445,000 Active 96 DOM
8. 2026-06-09
   days on market $445,000 Active 95 DOM
9. 2026-06-08
   days on market $445,000 Active 94 DOM
10. 2026-06-07
    days on market $445,000 Active 93 DOM
11. 2026-06-05
    days on market $445,000 Active 90 DOM
12. 2026-06-03
    days on market $445,000 Active 89 DOM
13. 2026-06-02
    days on market $445,000 Active 88 DOM
14. 2026-06-01
    days on market $445,000 Active 87 DOM
15. 2026-05-31
    days on market $445,000 Active 86 DOM
16. 2026-04-29
    price $445,000 745-char remark

    Show marketing remark (745 chars)

    Rare opportunity to buy a spacious entire building in Algiers Point that with a few modifications can be restored to a single family home! If you desire live/work space, no modifications would be needed as there is a large room and full bath that would allow you to move in right away. The building includes a spacious multipurpose room which previously was an open combination living and kitchen area with a loft. Currently there are several offices which were bedrooms. Furniture is available for purchase. There are a total of 3 bathrooms, one full and two half. Roof is 4 years old, HVAC system is 5 years old. X Flood zone and flood policy is transferable. Floor plan in photos and attachments. Call or text to schedule showing 504-421-1919

17. 2026-04-29
    price $445,000 745-char remark

    Show marketing remark (745 chars)

    Rare opportunity to buy a spacious entire building in Algiers Point that with a few modifications can be restored to a single family home! If you desire live/work space, no modifications would be needed as there is a large room and full bath that would allow you to move in right away. The building includes a spacious multipurpose room which previously was an open combination living and kitchen area with a loft. Currently there are several offices which were bedrooms. Furniture is available for purchase. There are a total of 3 bathrooms, one full and two half. Roof is 4 years old, HVAC system is 5 years old. X Flood zone and flood policy is transferable. Floor plan in photos and attachments. Call or text to schedule showing 504-421-1919

18. 2026-03-04
    listed $475,000 Active 745-char remark

    Show marketing remark (745 chars)

    Rare opportunity to buy a spacious entire building in Algiers Point that with a few modifications can be restored to a single family home! If you desire live/work space, no modifications would be needed as there is a large room and full bath that would allow you to move in right away. The building includes a spacious multipurpose room which previously was an open combination living and kitchen area with a loft. Currently there are several offices which were bedrooms. Furniture is available for purchase. There are a total of 3 bathrooms, one full and two half. Roof is 4 years old, HVAC system is 5 years old. X Flood zone and flood policy is transferable. Floor plan in photos and attachments. Call or text to schedule showing 504-421-1919

19. 2026-03-04
    listed $475,000 Active 745-char remark

    Show marketing remark (745 chars)

    Rare opportunity to buy a spacious entire building in Algiers Point that with a few modifications can be restored to a single family home! If you desire live/work space, no modifications would be needed as there is a large room and full bath that would allow you to move in right away. The building includes a spacious multipurpose room which previously was an open combination living and kitchen area with a loft. Currently there are several offices which were bedrooms. Furniture is available for purchase. There are a total of 3 bathrooms, one full and two half. Roof is 4 years old, HVAC system is 5 years old. X Flood zone and flood policy is transferable. Floor plan in photos and attachments. Call or text to schedule showing 504-421-1919

20. 2022-04-08
    soldstatus $420,000 Closed
21. 2022-02-25
    status Pending
22. 2022-01-11
    listed $439,000
23. 2022-01-11
    listed $439,000 Active
24. 1997-02-05
    soldstatus $40,000
25. 1996-02-23
    soldstatus $30,000

ⓘ 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: $4,990 · $416/mo
• Projected year-2 tax: $4,990 · $416/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 7/10 Severe FEMA zone X · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,669
• − Mortgage interest: −$24,927
• − Property taxes: −$4,990
• − Insurance: −$3,022
• − Repairs & maintenance: −$3,734
• − Management: −$3,734
• − Depreciation: −$12,945
• Taxable loss: −$6,683
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $2,457/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

+1383.3% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $445,000 AcadianaMLS
• 2026-04-29 Price Changed $445,000 GSREIN
• 2026-03-04 Listed $475,000 GSREIN
• 2026-03-04 Listed $475,000 AcadianaMLS
• 2022-04-08 Sold (MLS) $420,000 GSREIN
• 2022-02-25 Pending — GSREIN
• 2022-01-11 Listed $439,000 GSREIN
• 2022-01-11 Listed $439,000 AcadianaMLS
• 1997-02-05 Sold (Public Records) $40,000 Public Records
• 1996-02-23 Sold (Public Records) $30,000 Public Records

Property tax history

+5.7%/yr

Latest (2026): $4,990 · +0.0% YoY. Source: county tax records.