147 Prairieview Ct · Waggaman, LA 70094

$169,000

4 bd · 2.0 ba · 1,380 sqft · SingleFamily · 28 Days on market

Built 1981 Est $186k · 9% 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 +22.8/30.0
• ARV discount +11.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• 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

Welcome to 147 Prairieview Court in Avondale, Louisiana, a spacious 4-bedroom, 2-bath all-brick home located in an established neighborhood with a local park. This home offers a functional layout with comfortable living space, an attached carport, and a covered rear patio for relaxing or entertaining outdoors. The large backyard provides plenty of room for gatherings, pets, gardening, or additional outdoor enjoyment. Inside, the home has been generally maintained over the years and offers a solid opportunity for buyers looking for space and value. While the property may benefit from a few minor updates or repairs, it presents a great chance to personalize and make it your own. Don't miss the opportunity to see what this home has to offer.

Key facts

• Local park
• Attached carport
• Covered rear patio

Tags

• ATTACHED CARPORT
• COVERED REAR PATIO
• LARGE BACKYARD
• LOCAL PARK

Property features AI

Exterior

• Parking: Detached carport with two spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built/maintained in average condition
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 60x120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Attic fan
• Interior features: 7 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 $229 ($3k/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: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 39% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 8 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 $129k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $166,465 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $186,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Layman St	0.28mi	4/2.0	1,357 (-2%)	3mo	$175,000	$129	82
404 Federal Dr	0.30mi	4/2.0	1,327 (-4%)	3mo	$150,000	$113	78
117 Morgan Ct	0.25mi	4/2.0	1,499 (+9%)	0mo	$224,000	$149	74
321 Travis Dr	0.20mi	3/2.0 (-1)	1,236 (-10%)	1mo	$189,000	$153	68
168 Prairieveiw Ct	0.05mi	4/2.0	1,569 (+14%)	12mo	$121,000	$77	65
133 Deweese Dr	0.34mi	3/2.0 (-1)	1,437 (+4%)	10mo	$225,000	$157	64
141 Dillard Dr	0.40mi	3/2.0 (-1)	1,294 (-6%)	3mo	$178,000	$138	64
316 Capital Dr	0.50mi	3/2.0 (-1)	1,420 (+3%)	10mo	$199,000	$140	58
325 Dome Dr	0.58mi	3/2.0 (-1)	1,300 (-6%)	2mo	$175,000	$135	57
249 W Tish Dr	0.63mi	3/2.0 (-1)	1,520 (+10%)	7mo	$155,000	$102	42
140 Valentine Dr	0.75mi	3/2.0 (-1)	1,487 (+8%)	10mo	$189,900	$128	38
245 W Tish Dr	0.64mi	3/1.5 (-1)	1,190 (-14%)	9mo	$149,000	$125	32

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-17,922
• Equity at exit: $25,198

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-16,584
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$886
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $229

Break-even live

Break-even rent $1,460

Max offer price $169,000

Occupancy floor 82%

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: $42,250
• Closing costs: $5,070
• 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
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	43d	1	0.63mi
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 26 events

1. 2026-06-18
   days on market $169,000 Active 28 DOM
2. 2026-06-17
   days on market $169,000 Active 27 DOM
3. 2026-06-16
   days on market $169,000 Active 26 DOM
4. 2026-06-15
   days on market $169,000 Active 25 DOM
5. 2026-06-13
   days on market $169,000 Active 23 DOM
6. 2026-06-10
   days on market $169,000 Active 20 DOM
7. 2026-06-09
   days on market $169,000 Active 19 DOM
8. 2026-06-08
   days on market $169,000 Active 18 DOM
9. 2026-06-07
   days on market $169,000 Active 17 DOM
10. 2026-06-03
    days on market $169,000 Active 13 DOM
11. 2026-06-02
    days on market $169,000 Active 12 DOM
12. 2026-06-01
    days on market $169,000 Active 11 DOM
13. 2026-05-31
    days on market $169,000 Active 10 DOM
14. 2026-05-21
    listed $169,000 Active 748-char remark

    Show marketing remark (748 chars)

    Welcome to 147 Prairieview Court in Avondale, Louisiana, a spacious 4-bedroom, 2-bath all-brick home located in an established neighborhood with a local park. This home offers a functional layout with comfortable living space, an attached carport, and a covered rear patio for relaxing or entertaining outdoors. The large backyard provides plenty of room for gatherings, pets, gardening, or additional outdoor enjoyment. Inside, the home has been generally maintained over the years and offers a solid opportunity for buyers looking for space and value. While the property may benefit from a few minor updates or repairs, it presents a great chance to personalize and make it your own. Don't miss the opportunity to see what this home has to offer.

15. 2026-05-21
    listed $169,000 Active

    Show marketing remark (748 chars)

    Welcome to 147 Prairieview Court in Avondale, Louisiana, a spacious 4-bedroom, 2-bath all-brick home located in an established neighborhood with a local park. This home offers a functional layout with comfortable living space, an attached carport, and a covered rear patio for relaxing or entertaining outdoors. The large backyard provides plenty of room for gatherings, pets, gardening, or additional outdoor enjoyment. Inside, the home has been generally maintained over the years and offers a solid opportunity for buyers looking for space and value. While the property may benefit from a few minor updates or repairs, it presents a great chance to personalize and make it your own. Don't miss the opportunity to see what this home has to offer.

16. 2019-03-08
    soldstatus $129,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Newly renovated all brick home featuring 4 bedrooms and 2 baths. New kitchen cabnets with granite counter tops. New appliances, water heater, Jacuzzi tub in main bathroom, four ton central A/C system. Property has ceramic wood plank flooring throughout, reccessed lighting, double pane security doors and windows, burgular alarm system, covered carport with double car access. Covered patio off dinning area that's great for entertainment. A must see, make your appointment today.

17. 2019-02-08
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Newly renovated all brick home featuring 4 bedrooms and 2 baths. New kitchen cabnets with granite counter tops. New appliances, water heater, Jacuzzi tub in main bathroom, four ton central A/C system. Property has ceramic wood plank flooring throughout, reccessed lighting, double pane security doors and windows, burgular alarm system, covered carport with double car access. Covered patio off dinning area that's great for entertainment. A must see, make your appointment today.

18. 2019-01-07
    listed $139,000 Active 480-char remark

    Show marketing remark (480 chars)

    Newly renovated all brick home featuring 4 bedrooms and 2 baths. New kitchen cabnets with granite counter tops. New appliances, water heater, Jacuzzi tub in main bathroom, four ton central A/C system. Property has ceramic wood plank flooring throughout, reccessed lighting, double pane security doors and windows, burgular alarm system, covered carport with double car access. Covered patio off dinning area that's great for entertainment. A must see, make your appointment today.

19. 2019-01-07
    listed $139,000

    Show marketing remark (480 chars)

    Newly renovated all brick home featuring 4 bedrooms and 2 baths. New kitchen cabnets with granite counter tops. New appliances, water heater, Jacuzzi tub in main bathroom, four ton central A/C system. Property has ceramic wood plank flooring throughout, reccessed lighting, double pane security doors and windows, burgular alarm system, covered carport with double car access. Covered patio off dinning area that's great for entertainment. A must see, make your appointment today.

20. 2018-06-28
    soldstatus $59,000 Sold
21. 2018-06-25
    historical Pending Continue to Show
22. 2018-06-14
    listed $55,000 Active
23. 2018-06-14
    listed $55,000
24. 2011-09-12
    listed $95,000
25. 2011-09-12
    listed $95,000
26. 1977-12-01
    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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,992
• − Mortgage interest: −$9,467
• − Property taxes: −$1,561
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$4,916
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $2,734/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

+77.9% since first listed

13 events — show timeline

• 2026-05-21 Listed $169,000 GSREIN
• 2026-05-21 Listed $169,000 AcadianaMLS
• 2019-03-08 Sold (MLS) $129,000 GSREIN
• 2019-02-08 Pending — GSREIN
• 2019-01-07 Listed $139,000 AcadianaMLS
• 2019-01-07 Listed $139,000 GSREIN
• 2018-06-28 Sold (MLS) $59,000 GSREIN
• 2018-06-25 Contingent — GSREIN
• 2018-06-14 Listed $55,000 AcadianaMLS
• 2018-06-14 Listed $55,000 GSREIN
• 2011-09-12 Listed $95,000 GSREIN
• 2011-09-12 Listed $95,000 AcadianaMLS
• 1977-12-01 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,561 · +0.3% YoY. Source: county tax records.