1448 Ames Blvd · Marrero, LA 70072

$135,500

3 bd · 1.0 ba · 1,150 sqft · SingleFamily · 11 Days on market

Built 1978 5,776 sqft lot Est $155k · 13% 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 +27.9/30.0
• ARV discount +13.2/15.0
• DSCR +9.9/10.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in a convenient Marrero location and in a NO FLOOD ZONE!! This property is located just blocks from the Westbank Expressway for easy access to shopping, dining, schools and major commuter routes. It features a gated front yard, metal roof and off-street parking. Property is tenant occupied and currently on a month-to-month lease after the lease ended in early May. Tenants will move out once the property is sold. Excellent opportunity for immediate rental income and strong rental demand due to convenient location. Don't miss out, call 504-450-6017 for a private showing.

Key facts

• Strong rental demand
• Metal roof
• Gated front yard

Tags

• NO FLOOD ZONE
• GATED FRONT YARD
• METAL ROOF
• OFF-STREET PARKING
• IMMEDIATE RENTAL INCOME
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Property listed by NOLA Living Realty

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Brick construction; Metal roof; Built with slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 50 x 90

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Cap rate 10.0% vs local median 5.9% in Marrero — 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 67/100 on livability (#104 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $937 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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.
• Current owner paid $15k; list at $136k implies a 823% gain — meaningful room to come down on a strong offer.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,500

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.21% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $155,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1452 Lincoln Ave	0.08mi	4/2.5 (+1)	1,156 (+0%)	4mo	$172,000	$149	81
6548 Acre Rd	0.33mi	3/2.0	1,145 (-0%)	6mo	$165,000	$144	75
1437 Lincoln Ave	0.04mi	3/2.0	1,297 (+13%)	3mo	$173,000	$133	70
6192 Boutte St	0.19mi	4/2.0 (+1)	1,193 (+4%)	8mo	$187,500	$157	69
1500 Mansfield Ave	0.42mi	3/1.0	1,085 (-6%)	3mo	$106,000	$98	68
1652 Hope Dr	0.67mi	3/1.0	1,150 (0%)	1mo	$115,000	$100	68
6125 Victorian Dr	0.40mi	3/2.0	1,190 (+4%)	6mo	$65,000	$55	67
6132 Singleton Dr	0.39mi	4/2.0 (+1)	1,126 (-2%)	6mo	$115,000	$102	64
1140 Francis St	0.54mi	3/2.0	1,204 (+5%)	0mo	$190,000	$158	63
1657 Marine St	0.56mi	4/2.0 (+1)	1,144 (-0%)	2mo	$155,000	$135	63
659 Michael St	0.63mi	2/1.0 (-1)	1,136 (-1%)	6mo	$181,500	$160	58
1120 Saint Ann St	0.67mi	3/1.5	1,000 (-13%)	6mo	$130,000	$130	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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,702
• Equity at exit: $20,203

10-year hold

• IRR: 5.5%
• Equity multiple: 1.37×
• Total profit: $14,119
• Equity at exit: $11,716

Cash invested: $37,940 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$711
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $351

Break-even live

Break-even rent $1,198

Max offer price $135,500

Occupancy floor 74%

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	4d	1	0.56mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	44d	1	0.56mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.64mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	0.66mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	0.88mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	0.91mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	14d	1	0.93mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.11mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	14d	1	1.17mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	1.19mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	1.25mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	1.25mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	1.26mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	44d	1	1.30mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	1.30mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	24d	1	1.31mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	44d	1	1.32mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	1.35mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.41mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	44d	1	1.41mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	24d	1	1.42mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	1.43mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	44d	1	1.44mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.44mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $135,500 Active 11 DOM
2. 2026-06-17
   days on market $135,500 Active 10 DOM
3. 2026-06-16
   days on market $135,500 Active 9 DOM
4. 2026-06-15
   days on market $135,500 Active 8 DOM
5. 2026-06-13
   days on market $135,500 Active 6 DOM
6. 2026-06-10
   days on market $135,500 Active 3 DOM
7. 2026-06-09
   days on market $135,500 Active 2 DOM
8. 2026-06-08
   remarks 598-char remark
9. 2026-06-08
   listed $135,500 Active 1 DOM

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,360 · $113/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 X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $19,721
• − Mortgage interest: −$7,590
• − Property taxes: −$1,360
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$3,942
• Taxable income: $2,199
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,690/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: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Marrero

• Score: 67/100
• State rank: #104
• US rank: #10146

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marrero, LA
• County: Jefferson Parish · 426,999 people
• City population: 55,693
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% French/Haitian/Cajun 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

+287.1% since first listed

9 events — show timeline

• 2026-06-07 Listed $135,500 GSREIN
• 2026-06-07 Listed $135,500 AcadianaMLS
• 2013-08-28 Sold (MLS) $14,674 GSREIN
• 2013-08-27 Sold (Public Records) $25,000 Public Records
• 2013-06-19 Listed $17,770 AcadianaMLS
• 2013-06-19 Listed $17,770 GSREIN
• 2011-04-05 Listed $35,000 GSREIN
• 2011-04-05 Listed $35,000 AcadianaMLS
• 1999-11-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,360 · +0.3% YoY. Source: county tax records.