54 Davenport St · Waggaman, LA 70094

$185,000

5 bd · 2.0 ba · 1,878 sqft · SingleFamily · 23 Days on market

Built 1991 Est $272k · 32% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Purchased as foreclosure. Roof is 4 years old, electrical panel updated 2 years ago, kitchen updated 2 years ago. Needs new ac, heater works, 2 rooms need updates , 4 windows still need to be replaced. Very livable, selling as is

Key facts

• Roof 4 years old
• Built 1991
• Listed 23 days

Tags

• ROOF 4 YEARS OLD
• KITCHEN UPDATED 2 YEARS AGO

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 1 comparable units currently listed for rent nearby; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,258/mo this rent would consume 51% of the median local household income ($54k/yr) (locally 1457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $76k; list at $185k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $182,225 (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: 1.22% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $272,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Four Oclock Ln	0.35mi	5/2.0	1,925 (+2%)	4mo	$95,400	$50	76
236 Jeffer Dr	0.29mi	4/2.0 (-1)	1,856 (-1%)	7mo	$270,000	$145	73
48 Duffy St	0.14mi	4/2.0 (-1)	1,724 (-8%)	5mo	$185,000	$107	71
34 Robert Rd	0.38mi	4/2.0 (-1)	1,828 (-3%)	3mo	$256,500	$140	70
42 Cynthia St	0.07mi	4/2.0 (-1)	1,644 (-12%)	6mo	$193,000	$117	66
27 Sharen Pl	0.30mi	4/2.0 (-1)	1,729 (-8%)	7mo	$205,000	$119	62
28 E Priscilla Ln	0.30mi	4/2.0 (-1)	2,115 (+13%)	3mo	$440,000	$208	58
361 Helis Dr	0.27mi	4/2.0 (-1)	1,600 (-15%)	3mo	$160,000	$100	55
941 Laurel Oaks Dr	0.72mi	4/2.0 (-1)	1,803 (-4%)	4mo	$324,900	$180	52
9563 W Kayla Ln	0.40mi	4/2.0 (-1)	2,115 (+13%)	6mo	$399,000	$189	50
9551 W Kayla Ln	0.39mi	4/2.0 (-1)	2,115 (+13%)	12mo	$445,000	$210	46
9517 Laurel Oak Ln	0.68mi	4/2.0 (-1)	1,997 (+6%)	9mo	$339,000	$170	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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,505
• Equity at exit: $27,584

10-year hold

• IRR: 4.9%
• Equity multiple: 1.31×
• Total profit: $16,188
• 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: 6.8×

Monthly cashflow live

• Estimated rent: $2,258 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $535

Break-even live

Break-even rent $1,580

Max offer price $185,000

Occupancy floor 71%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9582 Catalpa Westwego, LA	4.0	2.5	2547	$2,800	$1.10	23d	1	0.68mi

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 23 DOM
2. 2026-06-17
   days on market $185,000 Active 22 DOM
3. 2026-06-16
   days on market $185,000 Active 21 DOM
4. 2026-06-15
   days on market $185,000 Active 20 DOM
5. 2026-06-13
   days on market $185,000 Active 18 DOM
6. 2026-06-10
   days on market $185,000 Active 15 DOM
7. 2026-06-09
   days on market $185,000 Active 14 DOM
8. 2026-06-08
   days on market $185,000 Active 13 DOM
9. 2026-06-07
   days on market $185,000 Active 12 DOM
10. 2026-06-03
    days on market $185,000 Active 8 DOM
11. 2026-06-02
    days on market $185,000 Active 7 DOM
12. 2026-06-01
    days on market $185,000 Active 6 DOM
13. 2026-05-31
    days on market $185,000 Active 5 DOM
14. 2026-05-26
    listed $185,000 Active
15. 2023-05-15
    price $170,000
16. 2023-03-23
    price $180,000
17. 2023-02-06
    listed $170,000
18. 2022-12-10
    listed $199,000
19. 2010-11-19
    soldstatus $76,500
20. 2010-09-27
    listed $74,900
21. 2010-09-27
    listed $74,900
22. 2004-03-01
    soldstatus $115,000

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,617 · $135/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 7/10 Severe FEMA zone X · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,090
• − Mortgage interest: −$10,363
• − Property taxes: −$1,617
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$5,382
• Taxable income: $3,671
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $5,539/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

+60.9% since first listed

9 events — show timeline

• 2026-05-26 Listed $185,000 FSBO.com
• 2023-05-15 Price Changed $170,000 GSREIN
• 2023-03-23 Price Changed $180,000 GSREIN
• 2023-02-06 Listed $170,000 AcadianaMLS
• 2022-12-10 Listed $199,000 AcadianaMLS
• 2010-11-19 Sold (MLS) $76,500 GSREIN
• 2010-09-27 Listed $74,900 AcadianaMLS
• 2010-09-27 Listed $74,900 GSREIN
• 2004-03-01 Sold (Public Records) $115,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,617 · +0.3% YoY. Source: county tax records.