900 Keller Ave · Westwego, LA 70094

$185,000

3 bd · 2.0 ba · 1,850 sqft · SingleFamily · 310 Days on market

Built 1998 5,749 sqft lot $100/sqft · 23% below area Est $241k · 23% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility--easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

Key facts

• Open design
• Kitchen countertop
• New lvp flooring

Tags

• RENOVATED BRICK HOME
• CORNER LOT
• NEW LVP FLOORING
• FRESH INTERIOR PAINT
• OPEN DESIGN
• KITCHEN COUNTERTOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $179k (3.4% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#97 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime D, amenities D-.
• 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 soft (-0.8%/yr); 186 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 40% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 0.97% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $240,634
• List price: $185,000
• Delta: -23.12%
• 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
718 West Dr	0.25mi	4/2.0 (+1)	1,827 (-1%)	10mo	$275,000	$151	73
1140 Barbe Dr	0.30mi	3/2.0	1,938 (+5%)	15mo	$195,000	$101	66
1135 Kenny Dr	0.40mi	4/2.0 (+1)	1,761 (-5%)	8mo	$145,000	$82	62
1175 Avenue C	0.72mi	3/2.0	1,800 (-3%)	2mo	$180,000	$100	60
714 West Dr	0.25mi	3/1.0	1,600 (-14%)	3mo	$55,000	$34	60
1344 Central Ave	0.59mi	3/2.0	1,738 (-6%)	10mo	$285,000	$164	54
1233 Kingswood Dr	0.54mi	3/2.0	1,627 (-12%)	1mo	$285,000	$175	54
1217 Olde Oaks Dr	0.43mi	4/2.0 (+1)	1,677 (-9%)	12mo	$215,000	$128	49
7346 Rachel St	0.47mi	3/2.0	1,594 (-14%)	9mo	$125,000	$78	47
1040 Jung Blvd	0.55mi	4/2.5 (+1)	1,947 (+5%)	15mo	$285,000	$146	46
950 Artesa Dr	0.54mi	4/2.0 (+1)	2,104 (+14%)	13mo	$310,000	$147	36
875 Avenue D	0.56mi	4/2.0 (+1)	2,099 (+14%)	13mo	$170,000	$81	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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-22,162
• Equity at exit: $27,584

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-22,775
• Equity at exit: $15,995

Cash invested: $51,800 (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 70094

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$970
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $205

Break-even live

Break-even rent $1,527

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	0.38mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	23d	1	0.47mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	0.52mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.55mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	43d	1	0.76mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	43d	1	0.87mi
22 Gladiola Ct Marrero, LA	3.0	2.0	1933	$2,200	$1.14	43d	1	0.90mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	43d	1	1.06mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	23d	1	1.06mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	1.11mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	23d	1	1.42mi

Listing history 27 events

1. 2026-06-01
   days on market $185,000 Active 310 DOM
2. 2026-05-31
   days on market $185,000 Active 309 DOM
3. 2026-03-18
   price $185,000 945-char remark

   Show marketing remark (950 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility—easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

4. 2026-03-18
   price $185,000 950-char remark

   Show marketing remark (950 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility—easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

5. 2025-10-08
   price $195,000 945-char remark

   Show marketing remark (950 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility—easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

6. 2025-10-08
   price $195,000 950-char remark

   Show marketing remark (950 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility—easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

7. 2025-09-22
   price $210,000 945-char remark

   Show marketing remark (950 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility—easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

8. 2025-09-22
   price $210,000 950-char remark

   Show marketing remark (950 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility—easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

9. 2025-07-26
   listed $220,000 Active 950-char remark

   Show marketing remark (945 chars)

   This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility--easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

10. 2025-07-26
    listed $220,000 Active 945-char remark

    Show marketing remark (945 chars)

    This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility--easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

11. 2025-07-26
    listed $210,000 Active

    Show marketing remark (945 chars)

    This beautifully renovated 3-bedroom, 2-bathroom brick home on a prime corner lot in the heart of Westwego offers modern updates and flexible living options ideal for multigenerational families or investors. Recent improvements include brand-new LVP flooring and fresh interior paint, creating a bright, welcoming feel throughout. The spacious den features an open layout with a countertop perfect for gathering and entertaining, while the main kitchen boasts new appliances. A standout feature is the presence of two kitchens, offering exceptional versatility--easily convert the layout into a duplex, create a private guest suite, or design independent living quarters for extended family. With its charm, strategic location, and adaptable floor plan, this property is an excellent choice for a primary residence, investment, or multigenerational setup. Schedule your private showing and explore the endless possibilities of this Westwego gem.

12. 2025-04-15
    status Active
13. 2024-12-11
    listed $190,000 Active
14. 2024-12-11
    historical
15. 2024-05-21
    price $190,000
16. 2024-04-16
    price $200,000
17. 2024-03-04
    listed $190,000 Active
18. 2024-03-04
    listed $220,000 Active
19. 2023-09-01
    listed $219,000
20. 2021-12-20
    soldstatus $175,000 Closed
21. 2021-11-30
    status Pending
22. 2021-11-16
    listed $190,000 Active
23. 2021-11-16
    listed $190,000
24. 2018-11-30
    price $174,900
25. 2018-11-29
    price $1,749,000
26. 2018-10-12
    listed $174,900
27. 1991-02-01
    soldstatus $60,000

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,438
• − Mortgage interest: −$10,363
• − Property taxes: −$1,907
• − Insurance: −$925
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,382
• Taxable loss: −$569
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $2,599/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 — Westwego

• Score: 68/100
• State rank: #97
• US rank: #9851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwego, LA
• County: Jefferson Parish · 426,999 people
• City population: 32,130
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,130
• Household income: $53,597
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1457.0

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 0.65)
• Race & ethnicity: Black 46% White 36% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Scottish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 2% French/Haitian/Cajun 1%

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: ▼ -111.56%
• Current HPI: 102.9992
• Rent YoY: ▼ -0.80%
• 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

+208.3% since first listed

25 events — show timeline

• 2026-03-18 Price Changed $185,000 AcadianaMLS
• 2026-03-18 Price Changed $185,000 GBRMLS
• 2025-10-08 Price Changed $195,000 AcadianaMLS
• 2025-10-08 Price Changed $195,000 GBRMLS
• 2025-09-22 Price Changed $210,000 AcadianaMLS
• 2025-09-22 Price Changed $210,000 GBRMLS
• 2025-07-26 Listed $220,000 GBRMLS
• 2025-07-26 Listed $210,000 AcadianaMLS
• 2025-07-26 Listed $220,000 AcadianaMLS
• 2025-04-15 Relisted — GBRMLS
• 2024-12-11 Listed $190,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-05-21 Price Changed $190,000 GBRMLS
• 2024-04-16 Price Changed $200,000 GBRMLS
• 2024-03-04 Listed $220,000 GBRMLS
• 2024-03-04 Listed $190,000 AcadianaMLS
• 2023-09-01 Listed $219,000 AcadianaMLS
• 2021-12-20 Sold (MLS) $175,000 GSREIN
• 2021-11-30 Pending — GSREIN
• 2021-11-16 Listed $190,000 AcadianaMLS
• 2021-11-16 Listed $190,000 GSREIN
• 2018-11-30 Price Changed $174,900 GSREIN
• 2018-11-29 Price Changed $1,749,000 GSREIN
• 2018-10-12 Listed $174,900 AcadianaMLS
• 1991-02-01 Sold (Public Records) $60,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,907 · -0.2% YoY. Source: county tax records.