161 Dillard Dr · Waggaman, LA 70094

$130,000

3 bd · 1.0 ba · 1,093 sqft · SingleFamily · 34 Days on market

Built 1967 5,775 sqft lot Est $132k · at est.

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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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• 1% rule +7.9/10.0
• Livability +3.1/5.0
• 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 home qualifies for 100% financing. Come and see this adorable meticulously maintained single-family 3 bed/1 bath home with so much to offer—lush landscaping, a cozy layout, relaxing backyard with entertaining areas and storage space, a drive-through garage, ample parking for 3+ vehicles. This is a solid house. Roof ` 2 years young and hurricane shutters. It just needs your personal touches and updates—this is your canvas; paint your masterpiece. Great starter home OR investment OPPORTUNITY. KNOCK! KNOCK! KNOCK! Make your appointment today.

Key facts

• Drive-through garage
• Storage space
• Solid house

Tags

• LUSH LANDSCAPING
• RELAXING BACKYARD
• ENTERTAINING AREAS
• STORAGE SPACE
• DRIVE-THROUGH GARAGE
• SOLID HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.7% in Waggaman — 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 61/100 on livability (#226 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities 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 soft (-0.8%/yr); 186 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 38% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.29% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $132,253
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Grambling Ct	0.08mi	3/1.0	1,159 (+6%)	10mo	$115,000	$99	78
129 Prarieview Ct	0.37mi	3/1.5	1,100 (+1%)	12mo	$130,000	$118	69
333 Glendella Dr	0.33mi	3/1.0	1,001 (-8%)	6mo	$63,000	$63	66
176 Prairie View Ct	0.37mi	3/1.5	1,017 (-7%)	6mo	$115,000	$113	64
321 Travis Dr	0.24mi	3/2.0	1,236 (+13%)	1mo	$189,000	$153	63
181 Rosalie Dr	0.74mi	3/1.5	1,109 (+2%)	2mo	$105,000	$95	59
173 S Tish Dr	0.74mi	3/2.0	1,058 (-3%)	1mo	$130,000	$123	56
133 Prairie View Ct	0.39mi	3/1.0	1,200 (+10%)	13mo	$145,000	$121	55
304 Deacon St	0.51mi	3/2.0	1,147 (+5%)	12mo	$172,500	$150	54
345 Capitol Dr	0.44mi	4/2.0 (+1)	1,170 (+7%)	10mo	$179,500	$153	51
245 W Tish Dr	0.73mi	3/1.5	1,190 (+9%)	9mo	$149,000	$125	42
200 George St	0.54mi	3/2.0	1,250 (+14%)	13mo	$145,000	$116	36

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,017
• Equity at exit: $19,383

10-year hold

• IRR: 8.7%
• Equity multiple: 1.58×
• Total profit: $20,983
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$682
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $455

Break-even live

Break-even rent $1,103

Max offer price $130,000

Occupancy floor 68%

Sensitivity live

Price	-10% $529	-5% $492	+0% $455	+5% $418	+10% $382
Rent	-10% $323	-5% $389	+0% $455	+5% $522	+10% $588
Rate	-1.0pp $521	-0.5pp $488	base $455	+0.5pp $422	+1.0pp $387

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	24d	1	0.11mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	44d	1	0.27mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	44d	1	0.40mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	44d	1	0.43mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	5d	1	0.43mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	44d	1	0.46mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	24d	1	0.46mi
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	44d	1	0.77mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	15d	1	0.92mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	15d	1	0.99mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	44d	1	1.14mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	44d	1	1.27mi

Listing history 2 events

1. 2026-06-17
   remarks 552-char remark
2. 2026-06-17
   listed $130,000 Pending 34 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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: $20,145
• − Mortgage interest: −$7,282
• − Property taxes: −$1,621
• − Insurance: −$650
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$3,782
• Taxable income: $3,587
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $4,602/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 — Waggaman

• Score: 61/100
• State rank: #226
• US rank: #17364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waggaman, LA
• County: Jefferson Parish · 426,999 people
• 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

+0.0% since first listed

8 events — show timeline

• 2025-01-07 Sold (Public Records) $130,000 Public Records
• 2024-12-09 Sold (MLS) $130,000 GSREIN
• 2024-11-19 Contingent — GSREIN
• 2024-09-27 Listed $130,000 AcadianaMLS
• 2024-09-27 Listed $130,000 GSREIN
• 2024-07-17 Price Changed $130,000 GSREIN
• 2024-03-25 Listed $130,000 AcadianaMLS
• 1998-09-01 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,621 · +59.4% YoY. Source: county tax records.