3729 31 Willow St · New Orleans, LA 70115

$275,000

4 bd · 3.0 ba · 2,000 sqft · MultiFamily public records · 146 Days on market

Built 1960 4,199 sqft lot $138/sqft · 8% below area Est $292k · 6% under

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Why this score? — see what drove the C+ 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 +26.3/30.0
• ARV discount +10.1/15.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Fabulous Uptown double located blocks from Ochsner Baptist, Trader Joes, Freret Street restaurants, and more! Enjoy relaxing on the fabulous front porch while living minutes from all of the fun and action that New Orleans has to offer or add a wonderful rental to your portfolio. This shotgun style double has 3 bedrooms/1 bath in one unit and 2 bedrooms/2 baths in the other. Brand new roof!

Key facts

• Brand new roof
• Front porch
• 4,199 sq ft lot

Tags

• FRONT PORCH
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (-1.4%/yr); 278 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); solid renter incomes; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $8k 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 146 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $275k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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. 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 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: 1.17% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $292,035
• List price: $275,000
• Delta: -5.83%
• 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
2820-22 Milan St	0.13mi	4/2.0	1,704 (-15%)	0mo	$305,000	$179	65
2315 Peniston St	0.39mi	4/2.0	2,115 (+6%)	7mo	$275,000	$130	62
3020 22 Gen Taylor St	0.13mi	4/2.0	1,717 (-14%)	6mo	$190,000	$111	61
2712 14 S Johnson St	0.46mi	4/4.0	1,870 (-6%)	6mo	$246,200	$132	59
2217 Willow St	0.63mi	4/3.0	2,082 (+4%)	8mo	$189,000	$91	57
3619-25 Delachaise St	0.49mi	4/4.0	2,162 (+8%)	7mo	$315,000	$146	54
1917 Jena St	0.73mi	4/2.0	1,857 (-7%)	1mo	$215,000	$116	49
4522 S Liberty St	0.57mi	5/3.0 (+1)	1,831 (-8%)	8mo	$253,000	$138	47
2031-33 General Taylor St	0.57mi	3/2.0 (-1)	2,236 (+12%)	1mo	$387,000	$173	43
3505-07 07 Dryades St	0.69mi	5/3.5 (+1)	2,214 (+11%)	2mo	$220,000	$99	41
3528 30 Toledano St	0.51mi	5/2.0 (+1)	1,700 (-15%)	2mo	$133,000	$78	41
2624-2626 Jackson Ave	0.67mi	4/2.0	1,713 (-14%)	6mo	$159,900	$93	35

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-35,375
• Equity at exit: $41,003

10-year hold

• IRR: -10.8%
• Equity multiple: 0.45×
• Total profit: $-42,459
• Equity at exit: $23,777

Cash invested: $77,000 (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 70115

• Rents YoY: -1.4%
• Active inventory: 278
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,205 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$261 /mo · $3,133/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $288

Break-even live

Break-even rent $2,841

Max offer price $275,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,669
1× unit	2	2	$1,536
Total (2 units)			$3,205

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3429 Clara St New Orleans, LA	3.0	2.0	1620	$2,350	$1.45	14d	1	0.10mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.12mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	23d	1	0.14mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	23d	1	0.15mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	14d	1	0.17mi
2600 Peniston St New Orleans, LA	4.0	2.0	2342	$3,500	$1.49	43d	1	0.22mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	23d	1	0.28mi
3200 Washington Ave Unit NA New Orleans, LA	4.0	3.0	2490	$3,400	$1.37	3d	1	0.34mi
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	11d	1	0.44mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	43d	1	0.45mi
4223 S Liberty St New Orleans, LA	3.0	1.5	1509	$2,400	$1.59	2d	1	0.46mi
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	43d	1	0.47mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	14d	1	0.47mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	23d	1	0.51mi
2308 Jena St New Orleans, LA	3.0	2.5	2550	$3,300	$1.29	43d	1	0.55mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	23d	1	0.56mi
4435 Loyola Ave New Orleans, LA	3.0	2.0	1973	$2,900	$1.47	16d	1	0.59mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	23d	1	0.60mi
2427 Soniat St New Orleans, LA	3.0	2.0	1500	$2,750	$1.83	17d	1	0.64mi
2425 Soniat St New Orleans, LA	3.0	2.5	1500	$2,850	$1.90	11d	1	0.64mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	17d	1	0.68mi
2625 Jefferson Ave New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	43d	1	0.68mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	23d	1	0.68mi
3212 Danneel St New Orleans, LA	3.0	2.0	1945	$2,000	$1.03	23d	1	0.69mi
4213 Dryades St New Orleans, LA	4.0	2.0	2000	$2,800	$1.40	23d	1	0.71mi
1907 Napoleon Ave New Orleans, LA	4.0	2.0	2500	$2,800	$1.12	17d	1	0.73mi
2231 S Liberty St New Orleans, LA	3.0	3.5	1752	$2,000	$1.14	17d	1	0.76mi
2519 Octavia St New Orleans, LA	4.0	2.0	1600	$3,900	$2.44	43d	1	0.76mi
3429 Baronne St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	43d	1	0.77mi
2429 Octavia St New Orleans, LA	3.0	2.0	1640	$2,350	$1.43	23d	1	0.78mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	17d	1	0.81mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	14d	1	0.81mi
2403 S Saratoga St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	23d	1	0.81mi
2217 Jefferson Ave Unit none New Orleans, LA	3.0	2.0	2500	$2,500	$1.00	43d	1	0.82mi
2211 Jefferson Ave New Orleans, LA	3.0	2.0	1600	$1,800	$1.12	17d	1	0.82mi
2123 S Liberty St Unit 2125 New Orleans, LA	3.0	2.0	1500	$2,100	$1.40	3d	1	0.82mi
2209 Jefferson Ave New Orleans, LA	3.0	2.0	1600	$1,800	$1.12	16d	1	0.82mi
2205 Jefferson Ave New Orleans, LA	3.0	2.0	1800	$2,100	$1.17	10d	1	0.83mi
1636 Peniston St Unit B New Orleans, LA	3.0	2.0	1950	$1,700	$0.87	20d	1	0.85mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	23d	1	0.85mi

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 146 DOM
2. 2026-06-17
   days on market $275,000 Active 145 DOM
3. 2026-06-16
   days on market $275,000 Active 144 DOM
4. 2026-06-15
   days on market $275,000 Active 143 DOM
5. 2026-06-13
   days on market $275,000 Active 141 DOM
6. 2026-06-10
   days on market $275,000 Active 138 DOM
7. 2026-06-09
   days on market $275,000 Active 137 DOM
8. 2026-06-08
   days on market $275,000 Active 136 DOM
9. 2026-06-07
   days on market $275,000 Active 135 DOM
10. 2026-06-05
    days on market $275,000 Active 132 DOM
11. 2026-06-03
    days on market $275,000 Active 131 DOM
12. 2026-06-02
    days on market $275,000 Active 130 DOM
13. 2026-06-01
    days on market $275,000 Active 129 DOM
14. 2026-05-31
    days on market $275,000 Active 128 DOM
15. 2026-01-23
    listed $275,000 Active 392-char remark

    Show marketing remark (392 chars)

    Fabulous Uptown double located blocks from Ochsner Baptist, Trader Joes, Freret Street restaurants, and more! Enjoy relaxing on the fabulous front porch while living minutes from all of the fun and action that New Orleans has to offer or add a wonderful rental to your portfolio. This shotgun style double has 3 bedrooms/1 bath in one unit and 2 bedrooms/2 baths in the other. Brand new roof!

16. 2013-05-01
    soldstatus $130,100
17. 1989-08-28
    soldstatus $15,000

ⓘ 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: $3,133 · $261/mo
• Projected year-2 tax: $3,133 · $261/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,460
• − Mortgage interest: −$15,404
• − Property taxes: −$3,133
• − Insurance: −$6,494
• − Repairs & maintenance: −$3,077
• − Management: −$3,077
• − Depreciation: −$8,000
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $3,625/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): 31,183
• Household income: $90,182
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1756.0

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 0.58)
• Race & ethnicity: White 59% Black 26% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 4% 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: ▼ -272.08%
• Current HPI: 287.2138
• Rent YoY: ▼ -1.42%
• 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

+1733.3% since first listed

3 events — show timeline

• 2026-01-23 Listed $275,000 GSREIN
• 2013-05-01 Sold (Public Records) $130,100 Public Records
• 1989-08-28 Sold (Public Records) $15,000 Public Records

Property tax history

+4.1%/yr

Latest (2026): $3,133 · +1.1% YoY. Source: county tax records.