809 West Dr · Westwego, LA 70094

$125,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 52 Days on market

Built 1968 $139/sqft · 10% below area Est $139k · 10% 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 +25.1/30.0
• ARV discount +12.2/15.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• 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

Charming ranch-style home in the heart of Westwego! This 2-bedroom, 1-bath property offers approximately 900 sq ft of living space and sits on a spacious 50x120 lot. Features include a covered carport and a large backyard, great for outdoor enjoyment or future expansion. A new roof was installed in 2022 following Hurricane Ida, offering added peace of mind. Currently tenant-occupied, this property presents an excellent investment opportunity with immediate rental income potential. Conveniently located by local amenities, this is a great option for investors or buyers seeking an affordable starter home.

Key facts

• Parking
• Built 1968
• Listed 51 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built in average condition
• Exterior features: City lot, rectangular shape; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.5% in Westwego — 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 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); 188 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $54k; list at $125k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1968 — 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. 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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $139,456
• List price: $125,000
• Delta: -10.37%
• 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
815 West Dr	0.02mi	2/1.0	840 (-7%)	4mo	$145,900	$174	84
653 Avenue Ave E	0.42mi	2/1.0	875 (-3%)	5mo	$114,000	$130	72
607 Central Ave	0.25mi	2/1.0	970 (+8%)	10mo	$109,900	$113	67
945 Avenue B	0.59mi	3/1.0 (+1)	900 (0%)	3mo	$122,500	$136	65
836 Avenue E	0.42mi	2/1.0	855 (-5%)	12mo	$153,000	$179	62
713 Chipley St	0.22mi	2/1.0	1,000 (+11%)	12mo	$172,000	$172	61
651 Avenue E	0.43mi	2/1.0	829 (-8%)	10mo	$80,000	$97	58
7525 Saint Anthony St	0.46mi	3/1.0 (+1)	952 (+6%)	8mo	$75,500	$79	58
820 Avenue B Ave	0.59mi	3/2.0 (+1)	930 (+3%)	7mo	$215,300	$232	52
631 Eighth St	0.40mi	3/2.0 (+1)	1,022 (+14%)	5mo	$190,000	$186	46
7424 Pritchard St	0.63mi	2/1.0	1,000 (+11%)	9mo	$158,000	$158	45
774 Avenue B Ave	0.59mi	2/2.5	971 (+8%)	10mo	$123,500	$127	45

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,559
• Equity at exit: $18,638

10-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $1,868
• Equity at exit: $10,808

Cash invested: $35,000 (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: 188
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $276

Break-even live

Break-even rent $967

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $347	-5% $312	+0% $276	+5% $241	+10% $206
Rent	-10% $172	-5% $224	+0% $276	+5% $328	+10% $380
Rate	-1.0pp $339	-0.5pp $308	base $276	+0.5pp $244	+1.0pp $211

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	5d	1	0.14mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	44d	1	0.26mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	21d	1	0.41mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	44d	1	0.43mi
1105 Magnolia Dr Apt E Westwego, LA	1.0	1.0	750	$950	$1.27	22d	1	0.46mi
1105 Magnolia Dr Unit H Westwego, LA	1.0	1.0	750	$950	$1.27	4d	1	0.46mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,180	$1.51	3d	14	0.48mi
1234 Central Ave Westwego, LA	3.0	1.5	800	$1,200	$1.50	24d	1	0.53mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	15d	1	0.63mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	24d	1	0.65mi
7409 4th St Unit B Marrero, LA	1.0	1.0	665	$900	$1.35	24d	1	0.73mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	44d	1	0.74mi
196 Louisiana St Westwego, LA	1.0	1.0	600	$850	$1.42	22d	1	0.78mi
196 Louisiana St Unit A Westwego, LA	1.0	1.0	1000	$850	$0.85	24d	1	0.78mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	44d	1	0.87mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	1.00mi
942 Francis St Marrero, LA	1.0	1.0	625	$1,125	$1.80	24d	1	1.17mi

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 52 DOM
2. 2026-06-18
   days on market $125,000 Active 49 DOM
3. 2026-06-17
   days on market $125,000 Active 48 DOM
4. 2026-06-16
   days on market $125,000 Active 47 DOM
5. 2026-06-15
   days on market $125,000 Active 46 DOM
6. 2026-06-13
   days on market $125,000 Active 44 DOM
7. 2026-06-10
   days on market $125,000 Active 41 DOM
8. 2026-06-09
   days on market $125,000 Active 40 DOM
9. 2026-06-08
   days on market $125,000 Active 39 DOM
10. 2026-06-07
    days on market $125,000 Active 38 DOM
11. 2026-06-03
    days on market $125,000 Active 34 DOM
12. 2026-06-02
    days on market $125,000 Active 33 DOM
13. 2026-06-01
    days on market $125,000 Active 32 DOM
14. 2026-05-31
    days on market $125,000 Active 31 DOM
15. 2026-04-30
    price $125,000 609-char remark

    Show marketing remark (609 chars)

    Charming ranch-style home in the heart of Westwego! This 2-bedroom, 1-bath property offers approximately 900 sq ft of living space and sits on a spacious 50x120 lot. Features include a covered carport and a large backyard, great for outdoor enjoyment or future expansion. A new roof was installed in 2022 following Hurricane Ida, offering added peace of mind. Currently tenant-occupied, this property presents an excellent investment opportunity with immediate rental income potential. Conveniently located by local amenities, this is a great option for investors or buyers seeking an affordable starter home.

16. 2026-04-30
    listed $12,500 Active 609-char remark

    Show marketing remark (609 chars)

    Charming ranch-style home in the heart of Westwego! This 2-bedroom, 1-bath property offers approximately 900 sq ft of living space and sits on a spacious 50x120 lot. Features include a covered carport and a large backyard, great for outdoor enjoyment or future expansion. A new roof was installed in 2022 following Hurricane Ida, offering added peace of mind. Currently tenant-occupied, this property presents an excellent investment opportunity with immediate rental income potential. Conveniently located by local amenities, this is a great option for investors or buyers seeking an affordable starter home.

17. 2026-04-30
    listed $125,000 Active 609-char remark

    Show marketing remark (609 chars)

    Charming ranch-style home in the heart of Westwego! This 2-bedroom, 1-bath property offers approximately 900 sq ft of living space and sits on a spacious 50x120 lot. Features include a covered carport and a large backyard, great for outdoor enjoyment or future expansion. A new roof was installed in 2022 following Hurricane Ida, offering added peace of mind. Currently tenant-occupied, this property presents an excellent investment opportunity with immediate rental income potential. Conveniently located by local amenities, this is a great option for investors or buyers seeking an affordable starter home.

18. 2019-08-28
    soldstatus $54,500
19. 2019-08-27
    soldstatus $54,500
20. 2019-08-27
    soldstatus $54,500 Closed
21. 2019-08-01
    status Pending
22. 2019-07-31
    listed $55,000
23. 2019-07-31
    listed $55,000
24. 2019-07-31
    listed $55,000 Active
25. 1981-10-01
    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: $673 · $56/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$14/yr (+$1/mo · 2.1%)

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

Taxation est. · year 1

• Rental income: $15,797
• − Mortgage interest: −$7,002
• − Property taxes: −$673
• − Insurance: −$625
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,636
• Taxable income: $1,333
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,995/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

+127.3% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $125,000 GSREIN
• 2026-04-30 Listed $125,000 AcadianaMLS
• 2026-04-30 Listed $12,500 GSREIN
• 2019-08-28 Sold (Public Records) $54,500 Public Records
• 2019-08-27 Sold (MLS) $54,500 GSREIN
• 2019-08-27 Sold (MLS) $54,500 SBOR
• 2019-08-01 Pending — GSREIN
• 2019-07-31 Listed $55,000 GSREIN
• 2019-07-31 Listed $55,000 SBOR
• 2019-07-31 Listed $55,000 AcadianaMLS
• 1981-10-01 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $673 · -0.2% YoY. Source: county tax records.