631 S Lopez St · New Orleans, LA 70119

$74,500

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 167 Days on market

Built 1960 $62/sqft · 76% below area

---

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
• 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

MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

Key facts

• Mid city area
• New construction
• New orleans arena

Tags

• NEW CONSTRUCTION
• MID CITY AREA
• RESTAURANTS
• SHOPPING
• SUPERDOME
• NEW ORLEANS ARENA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k 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 167 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $74k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.20% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.25%
• DSCR: 2.79
• GRM: 3.8

CMA / ARV

• ARV (median comp): $218,832
• List price: $74,500
• Delta: -65.96%
• 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
412 S Gayoso St	0.23mi	3/2.0 (+1)	1,250 (+4%)	7mo	$298,000	$238	68
2525 Banks St	0.56mi	2/1.0	1,235 (+3%)	6mo	$157,500	$128	64
3023 Iberville St	0.55mi	3/2.0 (+1)	1,204 (+0%)	2mo	$295,000	$245	63
3800 Bienville St	0.72mi	2/2.0	1,201 (+0%)	1mo	$277,500	$231	62
3024 Gravier St	0.10mi	3/2.0 (+1)	1,378 (+15%)	1mo	$80,000	$58	61
2715 Palmyra St	0.45mi	2/1.0	1,095 (-9%)	5mo	$180,000	$164	61
207 S Pierce St	0.67mi	2/1.0	1,210 (+1%)	9mo	$280,000	$231	60
315 S Telemachus St	0.45mi	2/1.0	1,033 (-14%)	1mo	$260,221	$252	55
223 S Rocheblave St	0.63mi	2/2.0	1,100 (-8%)	2mo	$295,000	$268	52
4802 Dixon St	0.43mi	2/1.0	1,034 (-14%)	8mo	$115,000	$111	50
1225 S Genois St	0.67mi	2/2.0	1,108 (-8%)	5mo	$147,000	$133	48
2738 Cleveland Ave	0.45mi	3/2.0 (+1)	1,356 (+13%)	2mo	$289,000	$213	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: 1.1%
• Equity multiple: 1.04×
• Total profit: $864
• Equity at exit: $11,108

10-year hold

• IRR: 5.0%
• Equity multiple: 1.29×
• Total profit: $5,976
• Equity at exit: $6,441

Cash invested: $20,860 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$391
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $273

Break-even live

Break-even rent $1,291

Max offer price $74,500

Occupancy floor 78%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3232 Tulane Ave New Orleans, LA	2.0	1.0	900	$1,350	$1.50	16d	1	0.03mi
3327 Baudin St New Orleans, LA	2.0	1.0	1200	$1,900	$1.58	24d	1	0.16mi
434 S Norman C. Francis Pkwy Unit A New Orleans, LA	2.0	1.0	850	$1,350	$1.59	21d	1	0.18mi
2922 Gravier St New Orleans, LA	2.0	1.0	822	$1,300	$1.58	24d	1	0.18mi
2919 Gravier St New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	24d	1	0.18mi
3023 Baudin St New Orleans, LA	3.0	1.0	968	$2,400	$2.48	17d	1	0.18mi
403 S Lopez St New Orleans, LA	2.0	1.0	820	$1,500	$1.83	12d	1	0.19mi
3100 Banks St New Orleans, LA	1.0	1.0	755	$1,725	$2.28	16d	1	0.21mi
3100 Banks St Unit 209 New Orleans, LA	1.0	1.0	755	$1,725	$2.28	3d	1	0.21mi
439 S Norman C. Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	21d	1	0.21mi
325 S Rendon St New Orleans, LA	3.0	2.0	1130	$2,000	$1.77	24d	1	0.25mi
747 S Genois St New Orleans, LA	2.0	1.0	798	$1,650	$2.07	3d	1	0.28mi
753 S Genois St New Orleans, LA	2.0	1.0	708	$1,250	$1.77	24d	1	0.29mi
334 S Clark St New Orleans, LA	3.0	1.0	1065	$1,750	$1.64	21d	1	0.30mi
429 S Genois St Unit 429 New Orleans, LA	3.0	1.0	1022	$1,650	$1.61	24d	1	0.31mi
431 S Genois St New Orleans, LA	3.0	1.0	1022	$1,675	$1.64	24d	1	0.31mi
518 S Telemachus St New Orleans, LA	2.0	1.0	888	$1,500	$1.69	24d	1	0.33mi
2912 Palmyra St Unit D New Orleans, LA	3.0	2.0	1257	$1,650	$1.31	24d	1	0.33mi
2645 Gravier St Unit 2645-A New Orleans, LA	3.0	1.0	1290	$1,595	$1.24	24d	1	0.43mi
3804 Banks St New Orleans, LA	3.0	2.0	1353	$2,250	$1.66	17d	1	0.44mi
2652 Banks St New Orleans, LA	3.0	3.5	1204	$2,100	$1.74	24d	1	0.46mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$1,732	$1.58	2d	16	0.47mi
3638 Cleveland Ave New Orleans, LA	2.0	1.0	905	$1,400	$1.55	21d	1	0.47mi
3832 Banks St New Orleans, LA	2.0	1.0	1200	$1,850	$1.54	17d	1	0.49mi
4702 Euphrosine St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	3d	1	0.49mi
129 N Rendon New Orleans, LA	2.0	1.0	895	$1,300	$1.45	3d	1	0.50mi
600 S Pierce St New Orleans, LA	2.0	1.0	851	$1,550	$1.82	24d	1	0.52mi
2539 Gravier St Unit 2541 New Orleans, LA	3.0	1.0	1115	$1,495	$1.34	16d	1	0.52mi
2615 Banks St New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.52mi
3315 Iberville St Unit 3 New Orleans, LA	3.0	1.5	1006	$1,345	$1.34	24d	1	0.53mi
210 N Lopez St Unit A New Orleans, LA	1.0	1.0	800	$1,100	$1.38	14d	1	0.54mi
319 S Scott St Unit 2A New Orleans, LA	1.0	1.0	900	$1,500	$1.67	24d	1	0.54mi
319 S Scott St New Orleans, LA	1.0	1.0	900	$1,450	$1.61	24d	1	0.54mi
615 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.54mi
613 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.54mi
3813 Cleveland Ave New Orleans, LA	1.0	1.0	750	$1,500	$2.00	24d	1	0.55mi
3811 Cleveland Ave New Orleans, LA	2.0	1.0	750	$1,450	$1.93	21d	1	0.56mi
216 N Salcedo St New Orleans, LA	3.0	1.0	866	$1,500	$1.73	24d	1	0.56mi
3423 Iberville St Unit A New Orleans, LA	2.0	1.0	876	$1,450	$1.66	3d	1	0.56mi
218 N Salcedo St New Orleans, LA	2.0	1.0	866	$1,300	$1.50	24d	1	0.56mi

Listing history 22 events

1. 2026-06-18
   days on market $74,500 Active 167 DOM
2. 2026-06-17
   days on market $74,500 Active 166 DOM
3. 2026-06-16
   days on market $74,500 Active 165 DOM
4. 2026-06-15
   days on market $74,500 Active 164 DOM
5. 2026-06-13
   days on market $74,500 Active 162 DOM
6. 2026-06-10
   days on market $74,500 Active 159 DOM
7. 2026-06-09
   days on market $74,500 Active 158 DOM
8. 2026-06-08
   days on market $74,500 Active 157 DOM
9. 2026-06-07
   days on market $74,500 Active 156 DOM
10. 2026-06-05
    days on market $74,500 Active 153 DOM
11. 2026-06-03
    days on market $74,500 Active 152 DOM
12. 2026-06-02
    days on market $74,500 Active 151 DOM
13. 2026-06-01
    days on market $74,500 Active 150 DOM
14. 2026-05-31
    days on market $74,500 Active 149 DOM
15. 2026-03-16
    price $74,500 312-char remark

    Show marketing remark (312 chars)

    MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

16. 2026-03-16
    price $74,500 312-char remark

    Show marketing remark (312 chars)

    MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

17. 2026-02-20
    price $74,900 312-char remark

    Show marketing remark (312 chars)

    MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

18. 2026-02-20
    price $74,900 312-char remark

    Show marketing remark (312 chars)

    MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

19. 2026-01-02
    listed $89,900 Active 312-char remark

    Show marketing remark (312 chars)

    MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

20. 2026-01-02
    listed $89,900 Active 312-char remark

    Show marketing remark (312 chars)

    MIXED USE PROPERTY!!! LOCATION, LOCATION, LOCATION, CALLING ALL INVESTORS TO COME AND ADD YOUR PERSONAL TOUCHES IN MID CITY AREA WITH TONS OF NEW CONSTRUCTION, RENOVATIONS, RESTAURANTS, SHOPPING AND MORE. FEW MINUTES TO SUPERDOME, NEW ORLEANS ARENA, AND DOWNTOWN. There is a warehouse next door as well for sale.

21. 2024-01-27
    listed $99,900
22. 1993-07-21
    soldstatus $28,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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 AE · 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: $19,645
• − Mortgage interest: −$4,173
• − Property taxes: −$2,062
• − Insurance: −$5,491
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$2,167
• Taxable income: $2,608
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $2,652/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

+166.1% since first listed

8 events — show timeline

• 2026-03-16 Price Changed $74,500 AcadianaMLS
• 2026-03-16 Price Changed $74,500 GSREIN
• 2026-02-20 Price Changed $74,900 AcadianaMLS
• 2026-02-20 Price Changed $74,900 GSREIN
• 2026-01-02 Listed $89,900 GSREIN
• 2026-01-02 Listed $89,900 AcadianaMLS
• 2024-01-27 Listed $99,900 AcadianaMLS
• 1993-07-21 Sold (Public Records) $28,000 Public Records

Property tax history

+15.7%/yr

Latest (2026): $2,062 · +1.1% YoY. Source: county tax records.