1240 Central Ave · Westwego, LA 70094

$194,900

3 bd · 2.0 ba · 1,259 sqft · SingleFamily · 34 Days on market

Built 1992 5,998 sqft lot Est $195k · at est.

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Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +7.6/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• 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

Charming 3-bedroom, 2-bath home conveniently located in the heart of Westwego between the Westbank Expressway and Lapalco Boulevard. This well-maintained property features spacious living and dining areas great for entertaining or everyday living. The kitchen offers granite countertops, a new range/oven, and a new sink, providing both style and functionality. Enjoy the convenience of a covered carport along with a circular driveway for additional parking. A great opportunity to own a comfortable home in a convenient West Bank location!

Key facts

• Covered carport
• New range oven
• New sink

Tags

• GRANITE COUNTERTOPS
• NEW RANGE OVEN
• NEW SINK
• COVERED CARPORT
• CIRCULAR DRIVEWAY
• CONVENIENT WEST BANK LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport; Three or more parking spaces
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: One-story home; Brick and vinyl siding exterior; Shingle roof; Slab foundation; Current owner completed some updates; owner has never lived in the property; Property condition: Excellent
• Construction: Built with brick and vinyl siding; Shingle roof; Slab foundation
• Exterior features: Porch; City lot; Rectangular lot; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Pantry; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $56 ($673/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 $163k (16.5% below list).
• Recommended offer: $163k (16.5% below list) — sets the bar for 1% rule.

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); 188 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 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 $45k; list at $195k implies a 333% gain — meaningful room to come down on a strong offer.

Recommended offer $162,670 (16.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $195,145
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 East Dr	0.12mi	3/2.0	1,250 (-1%)	13mo	$215,000	$172	82
1219 Central Ave	0.08mi	2/2.0 (-1)	1,200 (-5%)	15mo	$175,000	$146	71
1130 Lecompte Dr	0.35mi	3/2.0	1,316 (+4%)	12mo	$224,000	$170	66
1105 Lecompte Dr	0.40mi	3/2.0	1,300 (+3%)	15mo	$200,000	$154	63
961 Avenue A Ave	0.55mi	3/1.0	1,265 (+0%)	13mo	$165,000	$130	59
1000 Lee St	0.56mi	3/2.0	1,244 (-1%)	16mo	$210,000	$169	58
801 West Dr	0.57mi	2/1.0 (-1)	1,307 (+4%)	3mo	$189,000	$145	55
969 Avenue A	0.73mi	3/2.0	1,162 (-8%)	4mo	$189,000	$163	50
705 Central Ave	0.68mi	3/1.0	1,115 (-11%)	4mo	$172,500	$155	42
129 11th St	0.73mi	3/1.0	1,318 (+5%)	18mo	$140,000	$106	39
127 Otto St	0.73mi	3/2.0	1,440 (+14%)	11mo	$215,000	$149	33
1229 Lee St	0.57mi	4/2.0 (+1)	1,447 (+15%)	16mo	$234,000	$162	30

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-32,824
• Equity at exit: $29,060

10-year hold

• IRR: -15.9%
• Equity multiple: 0.22×
• Total profit: $-42,599
• Equity at exit: $16,851

Cash invested: $54,572 (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: 188
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $56

Break-even live

Break-even rent $1,556

Max offer price $194,900

Occupancy floor 92%

Sensitivity live

Price	-10% $166	-5% $111	+0% $56	+5% $1	+10% $-54
Rent	-10% $-72	-5% $-8	+0% $56	+5% $120	+10% $185
Rate	-1.0pp $154	-0.5pp $106	base $56	+0.5pp $6	+1.0pp $-46

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	24d	1	0.05mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	3d	14	0.19mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	44d	1	0.22mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	5d	1	0.29mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	24d	1	0.30mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	15d	1	0.52mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	44d	1	0.55mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	21d	1	0.59mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	24d	1	0.64mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	5d	1	0.65mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	44d	1	0.90mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	24d	1	0.90mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	15d	1	0.92mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	44d	1	0.96mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	44d	1	0.97mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	44d	1	1.00mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	1.01mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	1.26mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	24d	1	1.28mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	44d	1	1.30mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	24d	1	1.39mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	24d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $194,900 Active 34 DOM
2. 2026-06-18
   days on market $194,900 Active 31 DOM
3. 2026-06-17
   days on market $194,900 Active 30 DOM
4. 2026-06-16
   days on market $194,900 Active 29 DOM
5. 2026-06-15
   days on market $194,900 Active 28 DOM
6. 2026-06-13
   days on market $194,900 Active 26 DOM
7. 2026-06-10
   days on market $194,900 Active 23 DOM
8. 2026-06-09
   days on market $194,900 Active 22 DOM
9. 2026-06-08
   days on market $194,900 Active 21 DOM
10. 2026-06-07
    days on market $194,900 Active 20 DOM
11. 2026-06-03
    days on market $194,900 Active 16 DOM
12. 2026-06-02
    days on market $194,900 Active 15 DOM
13. 2026-06-01
    days on market $194,900 Active 14 DOM
14. 2026-05-31
    days on market $194,900 Active 13 DOM
15. 2026-05-15
    listed $194,900 Active

    Show marketing remark (541 chars)

    Charming 3-bedroom, 2-bath home conveniently located in the heart of Westwego between the Westbank Expressway and Lapalco Boulevard. This well-maintained property features spacious living and dining areas great for entertaining or everyday living. The kitchen offers granite countertops, a new range/oven, and a new sink, providing both style and functionality. Enjoy the convenience of a covered carport along with a circular driveway for additional parking. A great opportunity to own a comfortable home in a convenient West Bank location!

16. 2026-05-15
    listed $194,900 Active 541-char remark

    Show marketing remark (541 chars)

    Charming 3-bedroom, 2-bath home conveniently located in the heart of Westwego between the Westbank Expressway and Lapalco Boulevard. This well-maintained property features spacious living and dining areas great for entertaining or everyday living. The kitchen offers granite countertops, a new range/oven, and a new sink, providing both style and functionality. Enjoy the convenience of a covered carport along with a circular driveway for additional parking. A great opportunity to own a comfortable home in a convenient West Bank location!

17. 1992-05-01
    soldstatus $45,000

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,508 · $126/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: $19,520
• − Mortgage interest: −$10,917
• − Property taxes: −$1,508
• − Insurance: −$974
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,670
• Taxable loss: −$2,673
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $1,315/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
• 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

+333.1% since first listed

3 events — show timeline

• 2026-05-15 Listed $194,900 AcadianaMLS
• 2026-05-15 Listed $194,900 GSREIN
• 1992-05-01 Sold (Public Records) $45,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,508 · -0.2% YoY. Source: county tax records.