200 Helis Dr · Waggaman, LA 70094

$132,000

3 bd · 1.0 ba · 1,187 sqft · SingleFamily · 82 Days on market

Built 1976 5,662 sqft lot $111/sqft · 17% below area Est $158k · 17% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Priced to sell! This 3-bedroom, 1-bath property, situated on a corner lot in a well-established neighborhood, is suitable for first-time home buyers or investors. It is located in Flood Zone X and features ceramic tile throughout and insulated windows.

Key facts

• Insulated windows
• Flood zone x
• Ceramic tile

Tags

• CORNER LOT
• WELL-ESTABLISHED NEIGHBORHOOD
• FLOOD ZONE X
• CERAMIC TILE
• INSULATED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 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).
• This rent runs 38% 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 $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $79k; list at $132k implies a 66% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.28% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $158,110
• List price: $132,000
• Delta: -16.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Halle Pl	0.04mi	3/1.0	1,162 (-2%)	5mo	$155,000	$133	90
30 Helis Dr	0.15mi	3/1.0	1,326 (+12%)	0mo	$200,000	$151	73
57 Duffy St	0.31mi	3/2.0	1,260 (+6%)	6mo	$155,000	$123	66
20 Davenport St	0.27mi	4/2.0 (+1)	1,112 (-6%)	3mo	$200,000	$180	66
41 Camellia Ln	0.28mi	2/1.0 (-1)	1,069 (-10%)	3mo	$145,000	$136	63
33 Megehee Ct	0.66mi	3/2.0	1,200 (+1%)	2mo	$230,000	$192	62
412 Liska St	0.51mi	3/2.0	1,215 (+2%)	8mo	$145,000	$119	61
201 Gardenia Ln	0.53mi	4/2.0 (+1)	1,231 (+4%)	4mo	$205,000	$167	56
128 Evergold Ln	0.44mi	4/2.0 (+1)	1,300 (+10%)	1mo	$115,000	$88	53
120 Gardenia Ln	0.50mi	3/2.0	1,320 (+11%)	1mo	$115,000	$87	53
38 Willard Pl	0.57mi	3/2.0	1,300 (+10%)	4mo	$183,500	$141	50
321 Jeffer Dr Unit DR	0.36mi	3/2.0	1,355 (+14%)	7mo	$135,000	$100	50

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: 4.6%
• Equity multiple: 1.17×
• Total profit: $6,392
• Equity at exit: $19,682

10-year hold

• IRR: 11.3%
• Equity multiple: 1.77×
• Total profit: $28,476
• Equity at exit: $11,413

Cash invested: $36,960 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$692
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $515

Break-even live

Break-even rent $1,041

Max offer price $132,000

Occupancy floor 65%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	44d	1	0.02mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	24d	1	0.02mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	4d	1	0.07mi
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	14d	1	0.30mi
44 Daffodil Ln Westwego, LA	3.0	1.0	837	$1,600	$1.91	44d	1	0.31mi
30 Imogene St Westwego, LA	3.0	2.0	1300	$1,849	$1.42	44d	1	0.51mi
10542 Jefferson Hwy Apt 11 River Ridge, LA	2.0	1.0	748	$1,095	$1.46	44d	1	0.99mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	3d	1	1.03mi
216 Marion Ct New Orleans, LA	2.0	1.0	750	$1,300	$1.73	24d	1	1.06mi
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
512 Bellview St River Ridge, LA	2.0	1.0	840	$1,250	$1.49	3d	1	1.36mi
512 Bellview St River Ridge, LA	2.0	1.0	840	$1,250	$1.49	3d	1	1.36mi
10521 Alan St Unit 10521 River Ridge, LA	2.0	1.0	740	$1,150	$1.55	44d	1	1.40mi
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	2d	1	1.43mi

Listing history 8 events

1. 2026-05-31
   days on marketlisting id $132,000 Active 82 DOM
2. 2026-03-10
   listed $132,000 Active 252-char remark

   Show marketing remark (252 chars)

   Priced to sell! This 3-bedroom, 1-bath property, situated on a corner lot in a well-established neighborhood, is suitable for first-time home buyers or investors. It is located in Flood Zone X and features ceramic tile throughout and insulated windows.

3. 2026-03-10
   listed $132,000 Active 252-char remark

   Show marketing remark (252 chars)

   Priced to sell! This 3-bedroom, 1-bath property, situated on a corner lot in a well-established neighborhood, is suitable for first-time home buyers or investors. It is located in Flood Zone X and features ceramic tile throughout and insulated windows.

4. 2025-12-03
   soldstatus $79,382
5. 2001-07-17
   soldstatus $65,000
6. 2001-07-01
   soldstatus $65,000
7. 2001-05-17
   listed $66,500
8. 2001-05-17
   listed $66,500

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 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: $20,309
• − Mortgage interest: −$7,394
• − Property taxes: −$903
• − Insurance: −$660
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$3,840
• Taxable income: $4,262
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $5,151/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

+98.5% since first listed

7 events — show timeline

• 2026-03-10 Listed $132,000 AcadianaMLS
• 2026-03-10 Listed $132,000 GSREIN
• 2025-12-03 Sold (Public Records) $79,382 Public Records
• 2001-07-17 Sold (MLS) $65,000 GSREIN
• 2001-07-01 Sold (Public Records) $65,000 Public Records
• 2001-05-17 Listed $66,500 AcadianaMLS
• 2001-05-17 Listed $66,500 GSREIN

Property tax history

+1.1%/yr

Latest (2025): $903 · +0.3% YoY. Source: county tax records.