145 Prairie View Ct · Waggaman, LA 70094

$89,900

3 bd · 1.5 ba · 1,670 sqft · SingleFamily · 48 Days on market

Built 1970 $54/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors! For sale in an established neighborhood. Bring this diamond in the rough property back to its splendor.

Key facts

• Parking
• Built 1970
• Listed 48 days

Property features AI

Exterior

• Parking: Driveway; One off-street parking space
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Brick, vinyl siding, and wood siding exterior; Asphalt shingle roof; Slab foundation; Built using mixed construction materials
• Exterior features: Fence; City lot with a rectangular shape (55 x 105)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Total of 7 rooms; Property listed in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 4.5

CMA / ARV

• ARV (median comp): $183,848
• List price: $89,900
• Delta: -51.10%
• 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
168 Prairieveiw Ct	0.06mi	4/2.0 (+1)	1,569 (-6%)	12mo	$121,000	$77	70
117 Morgan Ct	0.25mi	4/2.0 (+1)	1,499 (-10%)	0mo	$224,000	$149	64
317 Dome Dr	0.57mi	3/2.0	1,600 (-4%)	1mo	$200,000	$125	64
133 Deweese Dr	0.35mi	3/2.0	1,437 (-14%)	10mo	$225,000	$157	50
363 Glen Della Dr	0.26mi	4/3.0 (+1)	1,765 (+6%)	22mo	$305,000	$173	49
249 W Tish Dr	0.62mi	3/2.0	1,520 (-9%)	7mo	$155,000	$102	48
116 Morgan Ct	0.28mi	3/2.0	1,441 (-14%)	21mo	$200,000	$139	45
316 Capital Dr	0.51mi	3/2.0	1,420 (-15%)	10mo	$199,000	$140	41
316 Deacon St	0.32mi	4/2.0 (+1)	1,425 (-15%)	19mo	$180,000	$126	38
140 Valentine Dr	0.74mi	3/2.0	1,487 (-11%)	10mo	$189,900	$128	37
324 Capitol Dr	0.49mi	4/2.0 (+1)	1,420 (-15%)	14mo	$199,900	$141	33
136 Felicia Dr	0.74mi	4/2.0 (+1)	1,506 (-10%)	11mo	$175,000	$116	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: 19.1%
• Equity multiple: 1.74×
• Total profit: $18,743
• Equity at exit: $13,404

10-year hold

• IRR: 25.1%
• Equity multiple: 2.86×
• Total profit: $46,767
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$471
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $599

Break-even live

Break-even rent $924

Max offer price $89,900

Occupancy floor 59%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	43d	1	0.09mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	0.09mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	43d	1	0.12mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	43d	1	0.19mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	4d	1	0.26mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	43d	1	0.26mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	23d	1	0.49mi
116 Felicia Dr Westwego, LA	2.0	2.0	1575	$1,900	$1.21	23d	1	0.81mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	14d	1	1.16mi
96 Park Ave New Orleans, LA	3.0	1.0	1100	$1,900	$1.73	23d	1	1.19mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	43d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 48 DOM
2. 2026-06-17
   days on market $89,900 Active 47 DOM
3. 2026-06-16
   days on market $89,900 Active 46 DOM
4. 2026-06-15
   days on market $89,900 Active 45 DOM
5. 2026-06-13
   days on market $89,900 Active 43 DOM
6. 2026-06-10
   days on market $89,900 Active 40 DOM
7. 2026-06-09
   days on market $89,900 Active 39 DOM
8. 2026-06-08
   days on market $89,900 Active 38 DOM
9. 2026-06-07
   days on market $89,900 Active 37 DOM
10. 2026-06-03
    days on market $89,900 Active 33 DOM
11. 2026-06-02
    days on market $89,900 Active 32 DOM
12. 2026-06-01
    days on market $89,900 Active 31 DOM
13. 2026-05-31
    days on market $89,900 Active 30 DOM
14. 2026-05-01
    listed $89,900 Active 126-char remark

    Show marketing remark (126 chars)

    Calling all investors! For sale in an established neighborhood. Bring this diamond in the rough property back to its splendor.

15. 2026-05-01
    listed $89,900 Active 126-char remark

    Show marketing remark (126 chars)

    Calling all investors! For sale in an established neighborhood. Bring this diamond in the rough property back to its splendor.

16. 2003-12-01
    soldstatus

ⓘ 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: $2,652 · $221/mo
• Projected year-2 tax: $2,652 · $221/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: $20,185
• − Mortgage interest: −$5,036
• − Property taxes: −$2,652
• − Insurance: −$450
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,615
• Taxable income: $6,203
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $5,699/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

3 events — show timeline

• 2026-05-01 Listed $89,900 AcadianaMLS
• 2026-05-01 Listed $89,900 GSREIN
• 2003-12-01 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,652 · +0.1% YoY. Source: county tax records.