340 George St · Waggaman, LA 70094

$160,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 295 Days on market

Built 1965 $160/sqft · 10% above area Est $145k · 10% over

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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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• 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

Newly renovated 3 bedroom, 2 bath home with an open floorplan. It has a large driveway suitable for multiple vehicles or parking a trailer. An additional/sperate suite in the backyard that is partially completed.

Key facts

• Large driveway
• Open floorplan
• Parking

Tags

• OPEN FLOORPLAN
• LARGE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/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: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 40% 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 295 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $145,055
• List price: $160,000
• Delta: 10.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Prairie View Ct	0.26mi	3/1.5	1,017 (+2%)	6mo	$115,000	$113	78
333 Glendella Dr	0.46mi	3/1.0	1,001 (+0%)	6mo	$63,000	$63	69
173 S Tish Dr	0.50mi	3/2.0	1,058 (+6%)	1mo	$130,000	$123	66
129 Prarieview Ct	0.15mi	3/1.5	1,100 (+10%)	12mo	$130,000	$118	64
248 Jamie Blvd	0.70mi	3/1.0	996 (-0%)	10mo	$70,000	$70	54
168 N Betty Ln	0.55mi	3/1.5	1,100 (+10%)	3mo	$158,000	$144	54
181 Rosalie Dr	0.61mi	3/1.5	1,109 (+11%)	2mo	$105,000	$95	49
108 Carmen Dr	0.67mi	3/1.5	1,009 (+1%)	20mo	$149,000	$148	49
156 Felicia Dr	0.53mi	2/1.0 (-1)	935 (-6%)	10mo	$156,000	$167	47
304 Deacon St	0.49mi	3/2.0	1,147 (+15%)	12mo	$172,500	$150	43
172 Cambay Dr	0.51mi	3/2.0	1,132 (+13%)	15mo	$179,000	$158	42
112 Mandy Dr	0.74mi	3/1.0	940 (-6%)	20mo	$127,900	$136	35

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: -2.6%
• Equity multiple: 0.91×
• Total profit: $-4,191
• Equity at exit: $23,857

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $10,729
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$839
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $424

Break-even live

Break-even rent $1,248

Max offer price $160,000

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

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	43d	1	0.10mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	0.17mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	43d	1	0.17mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	43d	1	0.30mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	43d	1	0.43mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	4d	1	0.43mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	23d	1	0.45mi
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	43d	1	0.48mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	14d	1	0.89mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	14d	1	0.98mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	43d	1	1.19mi
96 Park Ave New Orleans, LA	3.0	1.0	1100	$1,900	$1.73	23d	1	1.33mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	43d	1	1.34mi

Listing history 28 events

1. 2026-06-18
   days on market $160,000 Active 295 DOM
2. 2026-06-17
   days on market $160,000 Active 294 DOM
3. 2026-06-16
   days on market $160,000 Active 293 DOM
4. 2026-06-15
   days on market $160,000 Active 292 DOM
5. 2026-06-13
   days on market $160,000 Active 290 DOM
6. 2026-06-10
   days on market $160,000 Active 287 DOM
7. 2026-06-09
   days on market $160,000 Active 286 DOM
8. 2026-06-08
   days on market $160,000 Active 285 DOM
9. 2026-06-07
   days on market $160,000 Active 284 DOM
10. 2026-06-03
    days on market $160,000 Active 280 DOM
11. 2026-06-02
    days on market $160,000 Active 279 DOM
12. 2026-06-01
    days on market $160,000 Active 278 DOM
13. 2026-05-31
    days on market $160,000 Active 277 DOM
14. 2025-09-16
    price $160,000 212-char remark

    Show marketing remark (212 chars)

    Newly renovated 3 bedroom, 2 bath home with an open floorplan. It has a large driveway suitable for multiple vehicles or parking a trailer. An additional/sperate suite in the backyard that is partially completed.

15. 2025-09-16
    price $160,000 212-char remark

    Show marketing remark (212 chars)

    Newly renovated 3 bedroom, 2 bath home with an open floorplan. It has a large driveway suitable for multiple vehicles or parking a trailer. An additional/sperate suite in the backyard that is partially completed.

16. 2025-08-27
    listed $170,000 Active 212-char remark

    Show marketing remark (212 chars)

    Newly renovated 3 bedroom, 2 bath home with an open floorplan. It has a large driveway suitable for multiple vehicles or parking a trailer. An additional/sperate suite in the backyard that is partially completed.

17. 2025-08-27
    listed $170,000 Active 212-char remark

    Show marketing remark (212 chars)

    Newly renovated 3 bedroom, 2 bath home with an open floorplan. It has a large driveway suitable for multiple vehicles or parking a trailer. An additional/sperate suite in the backyard that is partially completed.

18. 2025-08-27
    listed $160,000 Active

    Show marketing remark (212 chars)

    Newly renovated 3 bedroom, 2 bath home with an open floorplan. It has a large driveway suitable for multiple vehicles or parking a trailer. An additional/sperate suite in the backyard that is partially completed.

19. 2024-06-11
    listed $179,000
20. 2021-08-25
    soldstatus $75,000
21. 2021-08-19
    soldstatus $75,000 Closed
22. 2021-04-22
    status Pending
23. 2021-03-17
    listed $90,000
24. 2021-03-17
    listed $90,000 Active
25. 2009-07-25
    listed $88,000
26. 2009-07-25
    listed $88,000
27. 2006-01-24
    soldstatus $89,900
28. 2005-03-10
    listed $25,000

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $965 · $80/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: $21,422
• − Mortgage interest: −$8,962
• − Property taxes: −$965
• − Insurance: −$800
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,655
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,463/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

+540.0% since first listed

15 events — show timeline

• 2025-09-16 Price Changed $160,000 AcadianaMLS
• 2025-09-16 Price Changed $160,000 GSREIN
• 2025-08-27 Listed $160,000 AcadianaMLS
• 2025-08-27 Listed $170,000 GSREIN
• 2025-08-27 Listed $170,000 AcadianaMLS
• 2024-06-11 Listed $179,000 AcadianaMLS
• 2021-08-25 Sold (Public Records) $75,000 Public Records
• 2021-08-19 Sold (MLS) $75,000 GSREIN
• 2021-04-22 Pending — GSREIN
• 2021-03-17 Listed $90,000 GSREIN
• 2021-03-17 Listed $90,000 AcadianaMLS
• 2009-07-25 Listed $88,000 GSREIN
• 2009-07-25 Listed $88,000 AcadianaMLS
• 2006-01-24 Sold (Public Records) $89,900 Public Records
• 2005-03-10 Listed $25,000 AcadianaMLS

Property tax history

-1.0%/yr

Latest (2025): $965 · +0.3% YoY. Source: county tax records.