244 Azalea Dr · Waggaman, LA 70094

$229,000

4 bd · 2.0 ba · 1,930 sqft · SingleFamily · 32 Days on market

Built 1965 $119/sqft · 9% below area Est $252k · 9% 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 +20.1/30.0
• ARV discount +11.7/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• 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 MLS

Fully renovated and move-in ready, this stunning 4 bedroom, 2 bath home in a quiet Waggaman neighborhood blends modern design with everyday functionality. Step inside to an open concept floorplan filled with natural light, designer paint selections, and thoughtfully curated finishes. The stylish white kitchen serves as the heart of the home, featuring quartz countertops, stainless steel appliances, and ample cabinet space. The oversized primary suite is a true retreat, complete with a spacious walk-in closet and a beautifully finished en-suite bath. Both bathrooms showcase custom tile work and elevated design details that add a luxurious touch. Major system upgrades include a brand new HVAC system, new water heater, and a full electrical rewire, offering long-term efficiency and peace of mind. Outside, enjoy a large backyard with a generously sized storage shed. This home checks all the boxes with high end finishes, functional layout, and a desirable location--don't miss your opportunity to make it yours! Flood zone X. Owner/Agent

Key facts

• Fully renovated
• Quartz countertops
• Ample cabinet space

Tags

• FULLY RENOVATED
• OPEN CONCEPT FLOORPLAN
• STYLISH WHITE KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (8.8% below list).
• Recommended offer: $209k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 8 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).
• At $2,088/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $65k; list at $229k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $208,769 (8.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.91% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $252,304
• List price: $229,000
• Delta: -9.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

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)	1,925 (-0%)	4mo	$95,400	$50	75
34 Robert Rd	0.30mi	4/2.0	1,828 (-5%)	3mo	$256,500	$140	74
236 Jeffer Dr	0.41mi	4/2.0	1,856 (-4%)	8mo	$270,000	$145	68
48 Duffy St	0.31mi	4/2.0	1,724 (-11%)	5mo	$185,000	$107	64
28 E Priscilla Ln	0.47mi	4/2.0	2,115 (+10%)	3mo	$440,000	$208	60
42 Cynthia St	0.39mi	4/2.0	1,644 (-15%)	7mo	$193,000	$117	52
27 Sharen Pl	0.57mi	4/2.0	1,729 (-10%)	7mo	$205,000	$119	50
304 Jeffer Dr	0.41mi	3/2.0 (-1)	1,719 (-11%)	10mo	$227,000	$132	49
37 Winifred St	0.29mi	3/2.0 (-1)	1,650 (-14%)	21mo	$231,000	$140	40
60 Robert Rd	0.41mi	3/2.0 (-1)	1,700 (-12%)	19mo	$249,000	$146	40
7 E Priscilla Ln	0.57mi	4/2.0	2,115 (+10%)	22mo	$428,500	$203	39
10 W Priscilla Ln	0.68mi	4/2.0	2,115 (+10%)	21mo	$428,500	$203	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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-25,134
• Equity at exit: $34,145

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-22,520
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $286

Break-even live

Break-even rent $1,726

Max offer price $229,000

Occupancy floor 81%

Sensitivity live

Price	-10% $415	-5% $350	+0% $286	+5% $221	+10% $156
Rent	-10% $121	-5% $203	+0% $286	+5% $368	+10% $451
Rate	-1.0pp $401	-0.5pp $344	base $286	+0.5pp $226	+1.0pp $166

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	5d	1	0.07mi
30 Imogene St Westwego, LA	3.0	2.0	1300	$1,849	$1.42	44d	1	0.51mi
9582 Catalpa Westwego, LA	4.0	2.5	2547	$2,800	$1.10	24d	1	1.05mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	24d	1	1.15mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	24d	1	1.15mi
147 Moss Ln New Orleans, LA	3.0	2.0	1665	$3,000	$1.80	22d	1	1.32mi
10125 Stacy Ct New Orleans, LA	3.0	2.0	1950	$2,495	$1.28	21d	1	1.37mi
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	2d	1	1.43mi

Listing history 10 events

1. 2026-05-11
   price $229,000 1046-char remark

   Show marketing remark (1057 chars)

   Fully renovated and move-in ready, this stunning 4 bedroom, 2 bath home in a quiet Waggaman neighborhood blends modern design with everyday functionality. Step inside to an open concept floorplan filled with natural light, designer paint selections, and thoughtfully curated finishes. The stylish white kitchen serves as the heart of the home, featuring quartz countertops, stainless steel appliances, and ample cabinet space. The oversized primary suite is a true retreat, complete with a spacious walk-in closet and a beautifully finished en-suite bath. Both bathrooms showcase custom tile work and elevated design details that add a luxurious touch. Major system upgrades include a brand new HVAC system, new water heater, and a full electrical rewire, offering long-term efficiency and peace of mind. Outside, enjoy a large backyard with a generously sized storage shed. This home checks all the boxes with high end finishes, functional layout, and a desirable location—don’t miss your opportunity to make it yours! Flood zone X. Owner/Agent

2. 2026-05-11
   price $229,000 1057-char remark

   Show marketing remark (1057 chars)

   Fully renovated and move-in ready, this stunning 4 bedroom, 2 bath home in a quiet Waggaman neighborhood blends modern design with everyday functionality. Step inside to an open concept floorplan filled with natural light, designer paint selections, and thoughtfully curated finishes. The stylish white kitchen serves as the heart of the home, featuring quartz countertops, stainless steel appliances, and ample cabinet space. The oversized primary suite is a true retreat, complete with a spacious walk-in closet and a beautifully finished en-suite bath. Both bathrooms showcase custom tile work and elevated design details that add a luxurious touch. Major system upgrades include a brand new HVAC system, new water heater, and a full electrical rewire, offering long-term efficiency and peace of mind. Outside, enjoy a large backyard with a generously sized storage shed. This home checks all the boxes with high end finishes, functional layout, and a desirable location—don’t miss your opportunity to make it yours! Flood zone X. Owner/Agent

3. 2026-04-20
   listed $234,000 Active 1046-char remark

   Show marketing remark (1057 chars)

   Fully renovated and move-in ready, this stunning 4 bedroom, 2 bath home in a quiet Waggaman neighborhood blends modern design with everyday functionality. Step inside to an open concept floorplan filled with natural light, designer paint selections, and thoughtfully curated finishes. The stylish white kitchen serves as the heart of the home, featuring quartz countertops, stainless steel appliances, and ample cabinet space. The oversized primary suite is a true retreat, complete with a spacious walk-in closet and a beautifully finished en-suite bath. Both bathrooms showcase custom tile work and elevated design details that add a luxurious touch. Major system upgrades include a brand new HVAC system, new water heater, and a full electrical rewire, offering long-term efficiency and peace of mind. Outside, enjoy a large backyard with a generously sized storage shed. This home checks all the boxes with high end finishes, functional layout, and a desirable location—don’t miss your opportunity to make it yours! Flood zone X. Owner/Agent

4. 2026-04-20
   listed $234,000 Active 1057-char remark

   Show marketing remark (1057 chars)

   Fully renovated and move-in ready, this stunning 4 bedroom, 2 bath home in a quiet Waggaman neighborhood blends modern design with everyday functionality. Step inside to an open concept floorplan filled with natural light, designer paint selections, and thoughtfully curated finishes. The stylish white kitchen serves as the heart of the home, featuring quartz countertops, stainless steel appliances, and ample cabinet space. The oversized primary suite is a true retreat, complete with a spacious walk-in closet and a beautifully finished en-suite bath. Both bathrooms showcase custom tile work and elevated design details that add a luxurious touch. Major system upgrades include a brand new HVAC system, new water heater, and a full electrical rewire, offering long-term efficiency and peace of mind. Outside, enjoy a large backyard with a generously sized storage shed. This home checks all the boxes with high end finishes, functional layout, and a desirable location—don’t miss your opportunity to make it yours! Flood zone X. Owner/Agent

5. 2025-12-18
   soldstatus $65,000
6. 2025-12-08
   soldstatus $65,000 Closed
7. 2025-11-05
   status Pending
8. 2025-10-25
   listed $80,000 Active
9. 2025-10-25
   listed $80,000 Active
10. 1988-08-01
    soldstatus $38,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$452/yr (+$38/mo · 56.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% 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: $25,052
• − Mortgage interest: −$12,828
• − Property taxes: −$807
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,662
• Taxable loss: −$398
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $3,524/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

+502.6% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $229,000 AcadianaMLS
• 2026-05-11 Price Changed $229,000 GSREIN
• 2026-04-20 Listed $234,000 GSREIN
• 2026-04-20 Listed $234,000 AcadianaMLS
• 2025-12-18 Sold (Public Records) $65,000 Public Records
• 2025-12-08 Sold (MLS) $65,000 GSREIN
• 2025-11-05 Pending — GSREIN
• 2025-10-25 Listed $80,000 GSREIN
• 2025-10-25 Listed $80,000 AcadianaMLS
• 1988-08-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $807 · +0.3% YoY. Source: county tax records.