618 Avenue H Ave · Westwego, LA 70094

$150,000

3 bd · 2.0 ba · 1,781 sqft · SingleFamily · 137 Days on market

Built 1960 $84/sqft · 31% below area Est $218k · 31% under

---

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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• 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

Welcome to this inviting 3bd/2ba home in the heart of Westwego. This home features a large open floor concept with tons of natural light. The living area flows seamlessly into the kitchen, making it great for entertaining or simply enjoying day-to-day living. The roof is just 2 years old and the HVAC system is only 1 year old, ensuring comfort and efficiency throughout the seasons. This home is a blank canvas, waiting for you to add your cosmetic touches and make it uniquely yours. Schedule your appointment today.

Key facts

• Open floor concept
• Natural light
• Large kitchen

Tags

• OPEN FLOOR CONCEPT
• NATURAL LIGHT
• LARGE KITCHEN
• NEW ROOF
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 6.5% in Westwego — 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 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; 9 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 41% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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 $78k; list at $150k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 1.21% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (median comp): $217,554
• List price: $150,000
• Delta: -31.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Cedre Dr	0.24mi	3/2.0	1,801 (+1%)	18mo	$187,000	$104	72
718 West Dr	0.25mi	4/2.0 (+1)	1,827 (+3%)	10mo	$275,000	$151	71
714 West Dr	0.25mi	3/1.0	1,600 (-10%)	3mo	$55,000	$34	65
1175 Avenue C	0.72mi	3/2.0	1,800 (+1%)	2mo	$180,000	$100	63
855 1/2 Avenue D Ave	0.24mi	3/2.0	1,947 (+9%)	18mo	$145,000	$74	58
628 Keller Ave	0.35mi	3/2.0	1,700 (-4%)	22mo	$235,000	$138	58
801 Central Ave	0.36mi	4/2.0 (+1)	1,741 (-2%)	21mo	$233,000	$134	57
802 Avenue B Ave	0.38mi	4/2.0 (+1)	1,700 (-4%)	22mo	$175,000	$103	51
440 Klein St	0.52mi	4/2.0 (+1)	1,835 (+3%)	21mo	$220,000	$120	49
533 Chipley St	0.43mi	3/2.5	2,020 (+13%)	15mo	$240,000	$119	43
7817 Alma St	0.74mi	4/2.0 (+1)	1,584 (-11%)	12mo	$205,000	$129	32

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,983
• Equity at exit: $22,365

10-year hold

• IRR: 7.8%
• Equity multiple: 1.52×
• Total profit: $21,767
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$787
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $497

Break-even live

Break-even rent $1,188

Max offer price $150,000

Occupancy floor 68%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	44d	1	0.51mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	0.68mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.71mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	0.74mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	23d	1	0.91mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	0.97mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	1.08mi
22 Gladiola Ct Marrero, LA	3.0	2.0	1933	$2,200	$1.14	44d	1	1.35mi
6035 Tchoupitoulas St New Orleans, LA	3.0	2.0	2592	$3,750	$1.45	23d	1	1.40mi

Listing history 39 events

1. 2026-06-18
   days on market $150,000 Active 137 DOM
2. 2026-06-17
   days on market $150,000 Active 136 DOM
3. 2026-06-16
   days on market $150,000 Active 135 DOM
4. 2026-06-15
   days on market $150,000 Active 134 DOM
5. 2026-06-13
   days on market $150,000 Active 132 DOM
6. 2026-06-10
   days on market $150,000 Active 129 DOM
7. 2026-06-09
   days on market $150,000 Active 128 DOM
8. 2026-06-08
   days on market $150,000 Active 127 DOM
9. 2026-06-07
   days on market $150,000 Active 126 DOM
10. 2026-06-03
    days on market $150,000 Active 122 DOM
11. 2026-06-02
    days on market $150,000 Active 121 DOM
12. 2026-06-01
    days on market $150,000 Active 120 DOM
13. 2026-05-31
    days on market $150,000 Active 119 DOM
14. 2026-02-01
    listed $150,000 Active 519-char remark

    Show marketing remark (519 chars)

    Welcome to this inviting 3bd/2ba home in the heart of Westwego. This home features a large open floor concept with tons of natural light. The living area flows seamlessly into the kitchen, making it great for entertaining or simply enjoying day-to-day living. The roof is just 2 years old and the HVAC system is only 1 year old, ensuring comfort and efficiency throughout the seasons. This home is a blank canvas, waiting for you to add your cosmetic touches and make it uniquely yours. Schedule your appointment today.

15. 2026-02-01
    listed $150,000 Active 519-char remark

    Show marketing remark (519 chars)

    Welcome to this inviting 3bd/2ba home in the heart of Westwego. This home features a large open floor concept with tons of natural light. The living area flows seamlessly into the kitchen, making it great for entertaining or simply enjoying day-to-day living. The roof is just 2 years old and the HVAC system is only 1 year old, ensuring comfort and efficiency throughout the seasons. This home is a blank canvas, waiting for you to add your cosmetic touches and make it uniquely yours. Schedule your appointment today.

16. 2025-08-01
    listed $155,000 Active
17. 2025-01-31
    listed $158,000 Active
18. 2024-09-27
    price $160,000
19. 2024-08-28
    listed $160,000 Active
20. 2024-08-01
    historical
21. 2024-07-09
    price $175,000
22. 2024-07-06
    price $173,000
23. 2024-05-15
    price $177,000
24. 2024-05-01
    price $182,000
25. 2024-03-10
    price $185,000
26. 2024-02-10
    price $187,000
27. 2024-01-03
    status Active
28. 2024-01-01
    historical
29. 2023-11-06
    price $190,000
30. 2023-09-18
    price $205,000
31. 2023-08-26
    listed $215,000 Active
32. 2023-08-26
    listed $175,000
33. 2012-02-13
    soldstatus $78,000
34. 2012-02-10
    soldstatus $78,000
35. 2011-06-20
    listed $80,000
36. 2011-06-20
    listed $80,000
37. 2010-11-22
    listed $110,000
38. 2010-11-22
    listed $110,000
39. 1980-06-01
    soldstatus $55,000

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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: $21,802
• − Mortgage interest: −$8,402
• − Property taxes: −$1,072
• − Insurance: −$750
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,364
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $5,068/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

+172.7% since first listed

26 events — show timeline

• 2026-02-01 Listed $150,000 GSREIN
• 2026-02-01 Listed $150,000 AcadianaMLS
• 2025-08-01 Listed $155,000 AcadianaMLS
• 2025-01-31 Listed $158,000 AcadianaMLS
• 2024-09-27 Price Changed $160,000 GSREIN
• 2024-08-28 Listed $160,000 AcadianaMLS
• 2024-08-01 Delisted — GBRMLS
• 2024-07-09 Price Changed $175,000 GBRMLS
• 2024-07-06 Price Changed $173,000 GBRMLS
• 2024-05-15 Price Changed $177,000 GBRMLS
• 2024-05-01 Price Changed $182,000 GBRMLS
• 2024-03-10 Price Changed $185,000 GBRMLS
• 2024-02-10 Price Changed $187,000 GBRMLS
• 2024-01-03 Relisted — GBRMLS
• 2024-01-01 Delisted — GBRMLS
• 2023-11-06 Price Changed $190,000 GBRMLS
• 2023-09-18 Price Changed $205,000 GBRMLS
• 2023-08-26 Listed $175,000 AcadianaMLS
• 2023-08-26 Listed $215,000 GBRMLS
• 2012-02-13 Sold (Public Records) $78,000 Public Records
• 2012-02-10 Sold (MLS) $78,000 GSREIN
• 2011-06-20 Listed $80,000 AcadianaMLS
• 2011-06-20 Listed $80,000 GSREIN
• 2010-11-22 Listed $110,000 GSREIN
• 2010-11-22 Listed $110,000 AcadianaMLS
• 1980-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,072 · -0.2% YoY. Source: county tax records.