826 Avenue B Ave · Westwego, LA 70094

$163,000

2 bd · 1.0 ba · 966 sqft · SingleFamily · 55 Days on market

Built 1996 $169/sqft · at area comps Est $171k · 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 +12.2/30.0
• ARV discount +9.5/15.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• 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 updated cottage in the heart of Westwego! This 2 bedroom, 1 bath home offers a fantastic opportunity for a first-time homebuyer or savvy investors alike. Previously tenant-occupied by a long-term resident, this property has proved rental history and solid investment potential. Featuring tasteful updates throughout, this cozy home is move-in ready! Large detached shed is a great space for extra storage or a workshop. Whether you're looking to purchase your first home or expand your portfolio, his affordable gem is one you don't want to miss! Roof replaced in 2021!

Key facts

• Rental history
• Updated cottage
• Investment potential

Tags

• UPDATED COTTAGE
• DETACHED SHED
• RENTAL HISTORY
• INVESTMENT POTENTIAL
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-33 ($-391/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (20.2% below list).
• Recommended offer: $130k (20.2% 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); 186 active listings in the ZIP; 15 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).

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 55 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Recommended offer $130,088 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $170,534
• List price: $163,000
• Delta: -4.42%
• 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
774 Avenue B Ave	0.06mi	2/2.5	971 (+0%)	10mo	$123,500	$127	82
820 Avenue B Ave	0.01mi	3/2.0 (+1)	930 (-4%)	7mo	$215,300	$232	78
945 Avenue B	0.15mi	3/1.0 (+1)	900 (-7%)	3mo	$122,500	$136	74
653 Avenue Ave E	0.27mi	2/1.0	875 (-9%)	5mo	$114,000	$130	67
631 Eighth St	0.22mi	3/2.0 (+1)	1,022 (+6%)	5mo	$190,000	$186	67
836 Avenue E	0.17mi	2/1.0	855 (-12%)	12mo	$153,000	$179	63
1206 Avenue A Ave	0.46mi	3/2.0 (+1)	991 (+3%)	5mo	$170,000	$172	61
607 Central Ave	0.69mi	2/1.0	970 (+0%)	10mo	$109,900	$113	59
651 Avenue E	0.27mi	2/1.0	829 (-14%)	10mo	$80,000	$97	55
815 West Dr	0.59mi	2/1.0	840 (-13%)	4mo	$145,900	$174	47
319 5th St	0.30mi	3/2.0 (+1)	850 (-12%)	12mo	$60,000	$71	47
812 Central Ave	0.61mi	2/1.0	1,049 (+9%)	13mo	$105,000	$100	46

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-32,322
• Equity at exit: $24,304

10-year hold

• IRR: -22.6%
• Equity multiple: 0.00×
• Total profit: $-45,636
• Equity at exit: $14,093

Cash invested: $45,640 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$855
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-33

Break-even live

Break-even rent $1,342

Max offer price $157,244

Occupancy floor 98%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	20d	1	0.20mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	43d	1	0.22mi
196 Louisiana St Unit A Westwego, LA	1.0	1.0	1000	$850	$0.85	23d	1	0.27mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	23d	1	0.27mi
196 Louisiana St Westwego, LA	1.0	1.0	600	$850	$1.42	21d	1	0.27mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,180	$1.51	2d	14	0.61mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	4d	1	0.61mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	43d	1	0.63mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	43d	1	0.66mi
1105 Magnolia Dr Unit H Westwego, LA	1.0	1.0	750	$950	$1.27	3d	1	0.75mi
1105 Magnolia Dr Apt E Westwego, LA	1.0	1.0	750	$950	$1.27	21d	1	0.75mi
1234 Central Ave Westwego, LA	3.0	1.5	800	$1,200	$1.50	23d	1	0.79mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	43d	1	0.95mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	14d	1	1.20mi
7409 4th St Unit B Marrero, LA	1.0	1.0	665	$900	$1.35	23d	1	1.26mi

Listing history 20 events

1. 2026-06-03
   days on market $163,000 Active 55 DOM
2. 2026-06-02
   days on market $163,000 Active 54 DOM
3. 2026-06-01
   days on market $163,000 Active 53 DOM
4. 2026-05-31
   days on market $163,000 Active 52 DOM
5. 2026-04-15
   price $163,000 578-char remark

   Show marketing remark (578 chars)

   Charming updated cottage in the heart of Westwego! This 2 bedroom, 1 bath home offers a fantastic opportunity for a first-time homebuyer or savvy investors alike. Previously tenant-occupied by a long-term resident, this property has proved rental history and solid investment potential. Featuring tasteful updates throughout, this cozy home is move-in ready! Large detached shed is a great space for extra storage or a workshop. Whether you're looking to purchase your first home or expand your portfolio, his affordable gem is one you don't want to miss! Roof replaced in 2021!

6. 2026-04-15
   price $163,000 578-char remark

   Show marketing remark (578 chars)

   Charming updated cottage in the heart of Westwego! This 2 bedroom, 1 bath home offers a fantastic opportunity for a first-time homebuyer or savvy investors alike. Previously tenant-occupied by a long-term resident, this property has proved rental history and solid investment potential. Featuring tasteful updates throughout, this cozy home is move-in ready! Large detached shed is a great space for extra storage or a workshop. Whether you're looking to purchase your first home or expand your portfolio, his affordable gem is one you don't want to miss! Roof replaced in 2021!

7. 2026-04-09
   listed $170,000 Active 578-char remark

   Show marketing remark (578 chars)

   Charming updated cottage in the heart of Westwego! This 2 bedroom, 1 bath home offers a fantastic opportunity for a first-time homebuyer or savvy investors alike. Previously tenant-occupied by a long-term resident, this property has proved rental history and solid investment potential. Featuring tasteful updates throughout, this cozy home is move-in ready! Large detached shed is a great space for extra storage or a workshop. Whether you're looking to purchase your first home or expand your portfolio, his affordable gem is one you don't want to miss! Roof replaced in 2021!

8. 2026-04-09
   listed $170,000 Active 578-char remark

   Show marketing remark (578 chars)

   Charming updated cottage in the heart of Westwego! This 2 bedroom, 1 bath home offers a fantastic opportunity for a first-time homebuyer or savvy investors alike. Previously tenant-occupied by a long-term resident, this property has proved rental history and solid investment potential. Featuring tasteful updates throughout, this cozy home is move-in ready! Large detached shed is a great space for extra storage or a workshop. Whether you're looking to purchase your first home or expand your portfolio, his affordable gem is one you don't want to miss! Roof replaced in 2021!

9. 2021-08-06
   soldstatus $150,000
10. 2021-08-02
    soldstatus $150,000 Closed
11. 2021-06-21
    status Pending
12. 2021-06-18
    listed $145,000
13. 2021-06-18
    listed $145,000 Active
14. 2018-07-30
    historical
15. 2018-05-23
    listed $57,000
16. 2018-05-23
    listed $57,000 Active
17. 1996-06-14
    soldstatus $23,500
18. 1996-06-14
    listed
19. 1996-06-14
    listed
20. 1996-06-01
    soldstatus $23,500

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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: $15,611
• − Mortgage interest: −$9,131
• − Property taxes: −$1,651
• − Insurance: −$815
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$4,742
• Taxable loss: −$3,225
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $383/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

+593.6% since first listed

16 events — show timeline

• 2026-04-15 Price Changed $163,000 AcadianaMLS
• 2026-04-15 Price Changed $163,000 GSREIN
• 2026-04-09 Listed $170,000 GSREIN
• 2026-04-09 Listed $170,000 AcadianaMLS
• 2021-08-06 Sold (Public Records) $150,000 Public Records
• 2021-08-02 Sold (MLS) $150,000 GSREIN
• 2021-06-21 Pending — GSREIN
• 2021-06-18 Listed $145,000 GSREIN
• 2021-06-18 Listed $145,000 AcadianaMLS
• 2018-07-30 Listing Removed — GSREIN
• 2018-05-23 Listed $57,000 GSREIN
• 2018-05-23 Listed $57,000 AcadianaMLS
• 1996-06-14 Listed — GSREIN
• 1996-06-14 Listed — AcadianaMLS
• 1996-06-14 Sold (MLS) $23,500 GSREIN
• 1996-06-01 Sold (Public Records) $23,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,651 · -0.2% YoY. Source: county tax records.