336 Helis Dr · Waggaman, LA 70094

$160,000

3 bd · 1.0 ba · 885 sqft · SingleFamily · 38 Days on market

Built 1960 5,318 sqft lot $181/sqft · at area comps Est $155k · at est.

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +6.0/15.0
• 1% rule +5.7/10.0
• 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

Key facts

• 5,318 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1960 — 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: 1.07% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $154,788
• List price: $160,000
• Delta: 3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Halle Pl	0.22mi	3/1.0	912 (+3%)	1mo	$39,540	$43	84
23 Cynthia St	0.10mi	3/1.0	920 (+4%)	19mo	$140,000	$152	73
41 Evergold Ln	0.20mi	3/1.0	852 (-4%)	15mo	$79,000	$93	72
28 Winifred St	0.12mi	3/1.0	950 (+7%)	18mo	$148,000	$156	68
377 Helis Dr	0.11mi	3/1.0	990 (+12%)	19mo	$148,500	$150	60
32 Dolores Dr	0.23mi	3/2.0	1,000 (+13%)	7mo	$156,000	$156	58
112 Four Oclock Ln	0.29mi	3/2.0	971 (+10%)	11mo	$134,500	$139	57
11 Helis Dr	0.26mi	3/1.0	980 (+11%)	17mo	$146,000	$149	56
54 Duffy St	0.27mi	3/2.0	950 (+7%)	23mo	$175,000	$184	52
216 Azalea Dr	0.28mi	3/1.0	1,000 (+13%)	17mo	$154,500	$155	51

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-12,082
• Equity at exit: $23,857

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-5,679
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$839
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $297

Break-even live

Break-even rent $1,344

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	14d	1	0.08mi
44 Daffodil Ln Westwego, LA	3.0	1.0	837	$1,600	$1.91	44d	1	0.20mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	23d	1	0.24mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	44d	1	0.24mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	3d	1	1.02mi
10542 Jefferson Hwy Apt 11 River Ridge, LA	2.0	1.0	748	$1,095	$1.46	44d	1	1.21mi
216 Marion Ct New Orleans, LA	2.0	1.0	750	$1,300	$1.73	23d	1	1.27mi

Listing history 26 events

1. 2026-06-16
   days on market $160,000 Active 38 DOM
2. 2026-06-15
   days on market $160,000 Active 37 DOM
3. 2026-06-13
   days on market $160,000 Active 35 DOM
4. 2026-06-10
   days on market $160,000 Active 32 DOM
5. 2026-06-09
   days on market $160,000 Active 31 DOM
6. 2026-06-08
   days on market $160,000 Active 30 DOM
7. 2026-06-07
   days on market $160,000 Active 29 DOM
8. 2026-06-03
   days on market $160,000 Active 25 DOM
9. 2026-06-02
   days on market $160,000 Active 24 DOM
10. 2026-06-01
    days on market $160,000 Active 23 DOM
11. 2026-05-31
    days on market $160,000 Active 22 DOM
12. 2026-05-09
    listed $160,000 Active 526-char remark
13. 2026-05-09
    listed $160,000 Active 526-char remark
14. 2023-03-01
    soldstatus $150,000
15. 2023-02-28
    soldstatus $150,000 Closed
16. 2023-02-04
    historical Active Under Contract
17. 2023-01-31
    status Active
18. 2023-01-25
    historical Active Under Contract
19. 2023-01-20
    listed $159,900
20. 2023-01-20
    listed $159,900 Active
21. 2021-07-20
    listed $162,000
22. 2021-02-25
    soldstatus $40,000 Closed
23. 2021-02-17
    status Pending
24. 2021-02-08
    listed $45,000 Active
25. 2021-02-08
    listed $45,000
26. 1995-06-01
    soldstatus $15,166

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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: $20,630
• − Mortgage interest: −$8,962
• − Property taxes: −$1,871
• − Insurance: −$800
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,655
• Taxable income: $1,041
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $3,308/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

+955.0% since first listed

14 events — show timeline

• 2026-05-09 Listed $160,000 AcadianaMLS
• 2023-03-01 Sold (Public Records) $150,000 Public Records
• 2023-02-28 Sold (MLS) $150,000 GSREIN
• 2023-02-04 Contingent — GSREIN
• 2023-01-31 Relisted — GSREIN
• 2023-01-25 Contingent — GSREIN
• 2023-01-20 Listed $159,900 GSREIN
• 2023-01-20 Listed $159,900 AcadianaMLS
• 2021-07-20 Listed $162,000 AcadianaMLS
• 2021-02-25 Sold (MLS) $40,000 GSREIN
• 2021-02-17 Pending — GSREIN
• 2021-02-08 Listed $45,000 GSREIN
• 2021-02-08 Listed $45,000 AcadianaMLS
• 1995-06-01 Sold (Public Records) $15,166 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,871 · +0.3% YoY. Source: county tax records.