45 Imogene St · Waggaman, LA 70094

$175,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 59 Days on market

Built 1980 5,222 sqft lot Est $162k · 8% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• ARV discount +3.9/15.0
• 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

Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

Key facts

• New shaker cabinets
• Ss appliances
• Granite counter tops

Tags

• CORNER LOT
• GATED REAR YARD ACCESS
• ROOM FOR BOATS OR TOYS
• NEW SHAKER CABINETS
• GRANITE COUNTER TOPS
• SS APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $175k implies a 577% gain — meaningful room to come down on a strong offer.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $162,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Liska St	0.04mi	3/2.0	1,215 (+6%)	8mo	$145,000	$119	82
33 Megehee Ct	0.24mi	3/2.0	1,200 (+4%)	2mo	$230,000	$192	80
20 Davenport St	0.25mi	4/2.0 (+1)	1,112 (-3%)	3mo	$200,000	$180	75
38 Willard Pl	0.07mi	3/2.0	1,300 (+13%)	4mo	$183,500	$141	72
32 Dolores Dr	0.10mi	3/2.0	1,000 (-13%)	7mo	$156,000	$156	68
11 Halle Pl	0.50mi	3/1.0	1,162 (+1%)	5mo	$155,000	$133	66
57 Duffy St	0.36mi	3/2.0	1,260 (+10%)	6mo	$155,000	$123	62
132 Morning Glory Ln	0.54mi	3/2.0	1,198 (+4%)	7mo	$198,000	$165	62
41 Camellia Ln	0.46mi	2/1.0 (-1)	1,069 (-7%)	3mo	$145,000	$136	56
201 Gardenia Ln	0.54mi	4/2.0 (+1)	1,231 (+7%)	4mo	$205,000	$167	54
120 Gardenia Ln	0.45mi	3/2.0	1,320 (+15%)	1mo	$115,000	$87	53
128 Evergold Ln	0.50mi	4/2.0 (+1)	1,300 (+13%)	1mo	$115,000	$88	49

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-11,445
• Equity at exit: $26,093

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,938
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$918
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $349

Break-even live

Break-even rent $1,357

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Imogene St Westwego, LA	3.0	2.0	1300	$1,849	$1.42	43d	1	0.07mi
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	14d	1	0.24mi
44 Daffodil Ln Westwego, LA	3.0	1.0	837	$1,600	$1.91	43d	1	0.42mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	43d	1	0.54mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	23d	1	0.54mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	4d	1	0.59mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	2d	1	0.97mi
10542 Jefferson Hwy Apt 11 River Ridge, LA	2.0	1.0	748	$1,095	$1.46	43d	1	1.45mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $175,000 Pending 59 DOM
2. 2026-06-10
   days on market $175,000 Active 58 DOM
3. 2026-06-09
   days on market $175,000 Active 57 DOM
4. 2026-06-08
   days on market $175,000 Active 56 DOM
5. 2026-06-07
   pricedays on market $175,000 Active 55 DOM
6. 2026-06-03
   days on market $180,000 Active 51 DOM
7. 2026-06-02
   days on market $180,000 Active 50 DOM
8. 2026-06-01
   days on market $180,000 Active 49 DOM
9. 2026-05-31
   days on market $180,000 Active 48 DOM
10. 2026-05-11
    price $180,000 969-char remark

    Show marketing remark (980 chars)

    Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

11. 2026-05-11
    price $180,000 980-char remark

    Show marketing remark (980 chars)

    Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

12. 2026-04-20
    price $185,000 969-char remark

    Show marketing remark (980 chars)

    Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

13. 2026-04-20
    price $185,000 980-char remark

    Show marketing remark (980 chars)

    Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

14. 2026-04-13
    listed $190,000 Active 969-char remark

    Show marketing remark (980 chars)

    Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

15. 2026-04-13
    listed $190,000 Active 980-char remark

    Show marketing remark (980 chars)

    Stunning home recently renovated & ready for move-in. Situated on a desirable corner lot offering both gated off-street carport parking as well as rear yard access w/ room for boats or toys. Everything is either new or fresh inside & out to include the roof & insulated energy efficient windows. Entrance to the home from both the covered front porch or from your covered carport side entry. The interior features seamless designer tile flooring throughout, living/dining area w/ cathedral ceilings, recessed lighting, & wood burning corner fireplace for ambiance & relaxing. The kitchen is fresh to include new shaker cabinets, granite counter tops, SS appliances, & indoor laundry closet. All bathrooms showcase new cabinets, tile tub enclosures w/ niches, & new electrical/plumbing fixtures. All situated in a preferred "X" Flood zone meaning insurance is optional! Why rent when you can own this fabulous home at a great price!

16. 1994-06-01
    soldstatus $25,850

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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: $21,594
• − Mortgage interest: −$9,803
• − Property taxes: −$981
• − Insurance: −$875
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$5,091
• Taxable income: $1,389
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $3,857/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

+596.3% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $180,000 AcadianaMLS
• 2026-05-11 Price Changed $180,000 GSREIN
• 2026-04-20 Price Changed $185,000 AcadianaMLS
• 2026-04-20 Price Changed $185,000 GSREIN
• 2026-04-13 Listed $190,000 GSREIN
• 2026-04-13 Listed $190,000 AcadianaMLS
• 1994-06-01 Sold (Public Records) $25,850 Public Records

Property tax history

+1.1%/yr

Latest (2025): $981 · +0.3% YoY. Source: county tax records.