536 Avenue D · Westwego, LA 70094

$170,000

4 bd · 2.0 ba · 1,250 sqft · SingleFamily · 53 Days on market

Built 1971 $136/sqft · 17% below area Est $205k · 17% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• 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

100% USDA financing available. This 4-bedroom, 2-bath home is situated on a spacious double lot and located in an X flood zone. Property is being sold AS-IS, offering a great opportunity for buyers to add their personal touch or invest.

Key facts

• Parking
• Built 1971
• Listed 53 days

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking; Boat parking; RV access/parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water heater (energy-efficient)
• Home design: Single-story home; Raised foundation; Wood siding; Shingle roof; Property in very good condition; Oversized city lot (64 x 122)
• Construction: Built with wood siding; Raised foundation; Shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Oven
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Granite countertops; Stainless steel appliances; Window screens
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); 186 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 42% 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 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 30y 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 $60k; list at $170k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1971 — 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: 1.10% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $205,317
• List price: $170,000
• Delta: -17.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Avenue G	0.17mi	3/1.5 (-1)	1,326 (+6%)	2mo	$190,340	$144	73
668 Avenue B	0.17mi	3/2.0 (-1)	1,313 (+5%)	10mo	$140,000	$107	70
609 5th St	0.12mi	3/2.0 (-1)	1,347 (+8%)	24mo	$199,900	$148	57
188 Laroussini St	0.36mi	3/2.0 (-1)	1,300 (+4%)	19mo	$195,000	$150	56
969 Avenue A	0.52mi	3/2.0 (-1)	1,162 (-7%)	4mo	$189,000	$163	56
961 Avenue A Ave	0.50mi	3/1.0 (-1)	1,265 (+1%)	13mo	$165,000	$130	55
610 West Dr	0.45mi	3/1.0 (-1)	1,300 (+4%)	10mo	$159,000	$122	55
756 Avenue A	0.31mi	3/2.0 (-1)	1,361 (+9%)	14mo	$248,500	$183	54
549 Avenue G Ave	0.20mi	3/1.0 (-1)	1,100 (-12%)	18mo	$182,500	$166	47
705 Central Ave	0.55mi	3/1.0 (-1)	1,115 (-11%)	4mo	$172,500	$155	44

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,786
• Equity at exit: $25,348

10-year hold

• IRR: 4.3%
• Equity multiple: 1.27×
• Total profit: $12,970
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$891
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $460

Break-even live

Break-even rent $1,290

Max offer price $170,000

Occupancy floor 70%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	43d	1	0.38mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	0.47mi
7804 Britt St Westwego, LA	5.0	2.0	1512	$1,800	$1.19	43d	1	0.54mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	23d	1	0.67mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	2d	14	0.84mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.86mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	0.95mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	23d	1	1.14mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	1.21mi

Listing history 50 events

1. 2026-06-19
   status $170,000 Pending 53 DOM
2. 2026-06-18
   days on market $170,000 Active 53 DOM

   Show marketing remark (236 chars)

   100% USDA financing available. This 4-bedroom, 2-bath home is situated on a spacious double lot and located in an X flood zone. Property is being sold AS-IS, offering a great opportunity for buyers to add their personal touch or invest.

3. 2026-06-17
   days on market $170,000 Active 52 DOM
4. 2026-06-16
   days on market $170,000 Active 51 DOM
5. 2026-06-15
   days on market $170,000 Active 50 DOM
6. 2026-06-13
   days on market $170,000 Active 48 DOM
7. 2026-06-10
   days on market $170,000 Active 45 DOM
8. 2026-06-09
   days on market $170,000 Active 44 DOM
9. 2026-06-08
   days on market $170,000 Active 43 DOM
10. 2026-06-07
    days on market $170,000 Active 42 DOM
11. 2026-06-03
    days on market $170,000 Active 38 DOM
12. 2026-06-02
    days on market $170,000 Active 37 DOM
13. 2026-06-01
    days on market $170,000 Active 36 DOM
14. 2026-05-31
    days on market $170,000 Active 35 DOM
15. 2026-04-26
    listed $170,000 Active 236-char remark

    Show marketing remark (236 chars)

    100% USDA financing available. This 4-bedroom, 2-bath home is situated on a spacious double lot and located in an X flood zone. Property is being sold AS-IS, offering a great opportunity for buyers to add their personal touch or invest.

16. 2026-04-26
    listed $170,000 Active 236-char remark

    Show marketing remark (236 chars)

    100% USDA financing available. This 4-bedroom, 2-bath home is situated on a spacious double lot and located in an X flood zone. Property is being sold AS-IS, offering a great opportunity for buyers to add their personal touch or invest.

17. 2026-03-13
    status Pending
18. 2026-02-26
    price $189,000
19. 2026-02-26
    price $189,000
20. 2026-02-11
    price $194,000
21. 2026-02-11
    price $194,000
22. 2026-02-01
    listed $199,000 Active
23. 2025-10-28
    price $189,000
24. 2025-10-28
    price $189,000
25. 2025-09-24
    price $199,000
26. 2025-09-24
    price $199,000
27. 2025-09-10
    price $205,500
28. 2025-09-10
    price $205,500
29. 2025-07-28
    price $209,000
30. 2025-07-28
    price $209,000
31. 2025-06-29
    listed $219,000 Active
32. 2025-06-29
    listed $199,000 Active
33. 2025-06-03
    price $199,000
34. 2025-06-03
    price $199,000
35. 2025-05-20
    price $219,000
36. 2025-05-20
    price $219,000
37. 2025-04-29
    listed $229,000 Active
38. 2024-09-17
    listed $80,000
39. 2024-07-30
    price $80,000
40. 2024-07-17
    listed $80,000
41. 2024-07-09
    soldstatus $60,000
42. 2024-07-08
    soldstatus $60,000 Closed
43. 2024-06-08
    historical Active Under Contract
44. 2024-06-06
    listed $70,000 Active
45. 2024-06-06
    listed $70,000
46. 2017-01-30
    soldstatus $43,150 Sold
47. 2017-01-20
    historical Pending Continue to Show
48. 2016-12-15
    listed $44,900 Active
49. 2016-12-13
    listed $44,900
50. 1997-05-08
    soldstatus $61,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$254/yr (+$21/mo · 37.3%)

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

Taxation est. · year 1

• Rental income: $22,472
• − Mortgage interest: −$9,523
• − Property taxes: −$681
• − Insurance: −$850
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,945
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $4,833/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

+172.0% since first listed

39 events — show timeline

• 2026-06-18 Pending — AcadianaMLS
• 2026-06-18 Pending — GSREIN
• 2026-04-26 Listed $170,000 GSREIN
• 2026-04-26 Listed $170,000 AcadianaMLS
• 2026-03-13 Pending — AcadianaMLS
• 2026-02-26 Price Changed $189,000 AcadianaMLS
• 2026-02-26 Price Changed $189,000 GSREIN
• 2026-02-11 Price Changed $194,000 AcadianaMLS
• 2026-02-11 Price Changed $194,000 GSREIN
• 2026-02-01 Listed $199,000 AcadianaMLS
• 2025-10-28 Price Changed $189,000 AcadianaMLS
• 2025-10-28 Price Changed $189,000 GSREIN
• 2025-09-24 Price Changed $199,000 AcadianaMLS
• 2025-09-24 Price Changed $199,000 GSREIN
• 2025-09-10 Price Changed $205,500 AcadianaMLS
• 2025-09-10 Price Changed $205,500 GSREIN
• 2025-07-28 Price Changed $209,000 AcadianaMLS
• 2025-07-28 Price Changed $209,000 GSREIN
• 2025-06-29 Listed $219,000 AcadianaMLS
• 2025-06-03 Price Changed $199,000 AcadianaMLS
• 2025-06-03 Price Changed $199,000 GSREIN
• 2025-05-20 Price Changed $219,000 AcadianaMLS
• 2025-05-20 Price Changed $219,000 GSREIN
• 2025-04-29 Listed $229,000 AcadianaMLS
• 2024-09-17 Listed $80,000 AcadianaMLS
• 2024-07-30 Price Changed $80,000 GSREIN
• 2024-07-17 Listed $80,000 AcadianaMLS
• 2024-07-09 Sold (Public Records) $60,000 Public Records
• 2024-07-08 Sold (MLS) $60,000 GSREIN
• 2024-06-08 Contingent — GSREIN
• 2024-06-06 Listed $70,000 GSREIN
• 2024-06-06 Listed $70,000 AcadianaMLS
• 2017-01-30 Sold (MLS) $43,150 GSREIN
• 2017-01-20 Contingent — GSREIN
• 2016-12-15 Listed $44,900 GSREIN
• 2016-12-13 Listed $44,900 AcadianaMLS
• 1997-05-08 Sold (MLS) $61,000 GSREIN
• 1996-09-18 Listed $62,500 AcadianaMLS
• 1996-09-18 Listed $62,500 GSREIN

Property tax history

-0.5%/yr

Latest (2025): $681 · -32.8% YoY. Source: county tax records.