2947 Amazon St · New Orleans, LA 70114

$168,900

4 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 59 Days on market

Built 1970 $92/sqft · 39% below area Est $275k · 39% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• 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

Spacious 3 bedroom 2 bath home. Located nearby to the main entrance to the Westbank expressway allowing for quick and easy access to downtown New Orleans. Has large yard for entertaining and primary bedroom that is exceptionally large. AC outside replaced in 2024 and in attic 2022. New Electrical box 2025 and new roof done in 2020. Primary bath features a double vanity. The owner has scheduled repairs to replace and paint the damaged siding

Key facts

• Double vanity
• Large yard
• New electrical box

Tags

• LARGE YARD
• QUICK ACCESS TO DOWNTOWN
• NEW ELECTRICAL BOX
• NEW ROOF
• DOUBLE VANITY

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: One-story property
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot with rectangular shape; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Six total rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $64 ($766/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.3% 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 (-0.7%/yr); 265 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,031/mo this rent would consume 56% 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 $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $26k; list at $169k implies a 550% 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 $163,833 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $275,185
• List price: $168,900
• Delta: -38.62%
• 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
3052 Behrman Hwy	0.30mi	4/2.0	1,902 (+4%)	9mo	$131,000	$69	72
2808 Seine St	0.21mi	3/2.5 (-1)	1,791 (-2%)	12mo	$290,000	$162	70
203 Holmes Blvd	0.63mi	4/2.0	1,819 (-0%)	0mo	$311,000	$171	70
201 Holmes Blvd	0.61mi	4/2.0	1,819 (-0%)	4mo	$304,900	$168	67
3200 Potomac St	0.59mi	3/2.5 (-1)	1,785 (-2%)	1mo	$315,000	$176	61
3011 Memorial Park Dr	0.25mi	3/2.0 (-1)	2,025 (+11%)	8mo	$260,000	$128	59
253 Holmes Blvd	0.68mi	4/2.5	1,821 (-0%)	12mo	$321,412	$177	56
208 Amapola Cir	0.70mi	3/2.0 (-1)	1,932 (+6%)	1mo	$279,000	$144	52
3205 Potomac St	0.61mi	4/3.0	2,010 (+10%)	1mo	$379,000	$189	50
2235 Mercedes Blvd	0.74mi	3/2.0 (-1)	1,990 (+9%)	11mo	$225,000	$113	36
237 Holmes Blvd	0.64mi	4/2.0	1,555 (-15%)	13mo	$290,900	$187	35
247 Holmes Blvd	0.68mi	4/2.0	1,555 (-15%)	13mo	$290,000	$186	33

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: -18.1%
• Equity multiple: 0.39×
• Total profit: $-28,994
• Equity at exit: $25,184

10-year hold

• IRR: -20.7%
• Equity multiple: 0.11×
• Total profit: $-41,959
• Equity at exit: $14,603

Cash invested: $47,292 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$886
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $64

Break-even live

Break-even rent $1,951

Max offer price $168,900

Occupancy floor 92%

Sensitivity live

Price	-10% $159	-5% $112	+0% $64	+5% $16	+10% $-32
Rent	-10% $-97	-5% $-16	+0% $64	+5% $144	+10% $224
Rate	-1.0pp $149	-0.5pp $107	base $64	+0.5pp $20	+1.0pp $-24

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: $42,225
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	22d	1	0.28mi
1774 Pace Blvd New Orleans, LA	4.0	2.5	1574	$2,000	$1.27	24d	1	0.57mi
2320 Mardi Gras Blvd New Orleans, LA	4.0	2.5	1600	$2,500	$1.56	2d	1	0.64mi
3000 Americus St New Orleans, LA	3.0	2.0	1280	$1,400	$1.09	24d	1	0.68mi
1825 Murl St New Orleans, LA	3.0	2.0	2484	$1,750	$0.70	24d	1	0.69mi
3441 Catalina Dr New Orleans, LA	5.0	2.0	1610	$2,450	$1.52	13d	1	0.76mi
1684 Lauradale Dr New Orleans, LA	4.0	2.0	1571	$2,000	$1.27	24d	1	0.81mi
1622 Jo Ann Pl New Orleans, LA	3.0	1.5	1301	$1,500	$1.15	3d	1	0.81mi
300 Terry Pkwy Unit C Terrytown, LA	3.0	2.5	1532	$1,800	$1.17	24d	1	0.87mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,950	$1.50	22d	1	1.00mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,650	$1.27	24d	1	1.00mi
349 Cherry Blossom Ln Terrytown, LA	3.0	1.5	1225	$1,600	$1.31	24d	1	1.07mi
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	24d	1	1.15mi
1414 Sumner St New Orleans, LA	3.0	2.0	1800	$1,450	$0.81	17d	1	1.19mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	5d	1	1.21mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	24d	1	1.22mi
1010 Isbell St Gretna, LA	3.0	1.0	1300	$1,350	$1.04	45d	1	1.22mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	2d	1	1.29mi
532 Oakwood Dr Gretna, LA	3.0	2.5	2100	$2,000	$0.95	5d	1	1.38mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	5d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $168,900 Active 59 DOM
2. 2026-06-18
   days on market $168,900 Active 56 DOM
3. 2026-06-17
   days on market $168,900 Active 55 DOM
4. 2026-06-16
   days on market $168,900 Active 54 DOM
5. 2026-06-15
   days on market $168,900 Active 53 DOM
6. 2026-06-13
   days on market $168,900 Active 51 DOM
7. 2026-06-10
   days on market $168,900 Active 48 DOM
8. 2026-06-09
   days on market $168,900 Active 47 DOM
9. 2026-06-08
   days on market $168,900 Active 46 DOM
10. 2026-06-07
    days on market $168,900 Active 45 DOM
11. 2026-06-05
    days on market $168,900 Active 42 DOM
12. 2026-06-03
    days on market $168,900 Active 41 DOM
13. 2026-06-02
    days on market $168,900 Active 40 DOM
14. 2026-06-01
    days on market $168,900 Active 39 DOM
15. 2026-05-31
    days on market $168,900 Active 38 DOM
16. 2026-04-23
    listed $173,900 Active 373-char remark

    Show marketing remark (444 chars)

    Spacious 3 bedroom 2 bath home. Located nearby to the main entrance to the Westbank expressway allowing for quick and easy access to downtown New Orleans. Has large yard for entertaining and primary bedroom that is exceptionally large. AC outside replaced in 2024 and in attic 2022. New Electrical box 2025 and new roof done in 2020. Primary bath features a double vanity. The owner has scheduled repairs to replace and paint the damaged siding

17. 2026-04-23
    listed $173,900 Active 372-char remark

    Show marketing remark (444 chars)

    Spacious 3 bedroom 2 bath home. Located nearby to the main entrance to the Westbank expressway allowing for quick and easy access to downtown New Orleans. Has large yard for entertaining and primary bedroom that is exceptionally large. AC outside replaced in 2024 and in attic 2022. New Electrical box 2025 and new roof done in 2020. Primary bath features a double vanity. The owner has scheduled repairs to replace and paint the damaged siding

18. 1977-03-30
    soldstatus $26,000

ⓘ 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: $1,900 · $158/mo
• Projected year-2 tax: $1,900 · $158/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 9/10 Extreme 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,377
• − Mortgage interest: −$9,461
• − Property taxes: −$1,900
• − Insurance: −$5,963
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$4,913
• Taxable loss: −$1,760
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,189/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

+549.6% since first listed

5 events — show timeline

• 2026-05-27 Price Changed $168,900 AcadianaMLS
• 2026-05-27 Price Changed $168,900 GSREIN
• 2026-04-23 Listed $173,900 GSREIN
• 2026-04-23 Listed $173,900 AcadianaMLS
• 1977-03-30 Sold (Public Records) $26,000 Public Records

Property tax history

+0.1%/yr

Latest (2026): $1,900 · +0.0% YoY. Source: county tax records.