1100 Avenue A · Westwego, LA 70094

$154,900

3 bd · 2.0 ba · 1,920 sqft · SingleFamily · 52 Days on market

Built 1976 $81/sqft · 28% below area Est $215k · 28% under ↓ 3% since listing

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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

Comfort & Convenience at your fingertips! This home situated on a corner lot has much to offer, including ample parking, spacious living areas filled with natural light, large front and back yard that's great for entertaining, relaxing, or playing fetch with your pet! Close enough to the interstate and Huey P for easy access to shopping and dining. Don't wait to make this space yours!

Key facts

• Ample parking
• Corner lot
• Parking

Tags

• CORNER LOT
• AMPLE PARKING
• SPACIOUS LIVING AREAS
• LARGE FRONT AND BACK YARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Average condition; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s)
• 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 $155k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 6 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) 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.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.18% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $214,974
• List price: $154,900
• Delta: -27.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1175 Avenue C	0.19mi	3/2.0	1,800 (-6%)	2mo	$180,000	$100	79
1235 Avenue A	0.19mi	3/2.0	1,784 (-7%)	11mo	$201,000	$113	71
855 1/2 Avenue D Ave	0.47mi	3/2.0	1,947 (+1%)	18mo	$145,000	$74	60
875 Avenue D	0.32mi	4/2.0 (+1)	2,099 (+9%)	13mo	$170,000	$81	53
1344 Central Ave	0.75mi	3/2.0	1,738 (-10%)	10mo	$285,000	$164	41
802 Avenue B Ave	0.37mi	4/2.0 (+1)	1,700 (-12%)	22mo	$175,000	$103	40
120 Birch Ct	0.68mi	4/2.0 (+1)	1,664 (-13%)	11mo	$60,000	$36	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: 0.4%
• Equity multiple: 1.01×
• Total profit: $642
• Equity at exit: $23,096

10-year hold

• IRR: 6.9%
• Equity multiple: 1.46×
• Total profit: $19,738
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$812
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $489

Break-even live

Break-even rent $1,216

Max offer price $154,900

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	43d	1	0.43mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.45mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	0.72mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	0.75mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	23d	1	1.02mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	1.20mi

Listing history 17 events

1. 2026-06-18
   days on market $154,900 Active 52 DOM
2. 2026-06-17
   days on market $154,900 Active 51 DOM
3. 2026-06-16
   days on market $154,900 Active 50 DOM
4. 2026-06-15
   days on market $154,900 Active 49 DOM
5. 2026-06-13
   days on market $154,900 Active 47 DOM
6. 2026-06-10
   days on market $154,900 Active 44 DOM
7. 2026-06-09
   days on market $154,900 Active 43 DOM
8. 2026-06-08
   days on market $154,900 Active 42 DOM
9. 2026-06-07
   days on market $154,900 Active 41 DOM
10. 2026-06-03
    days on market $154,900 Active 37 DOM
11. 2026-06-02
    days on market $154,900 Active 36 DOM
12. 2026-06-01
    days on market $154,900 Active 35 DOM
13. 2026-05-31
    days on market $154,900 Active 34 DOM
14. 2026-05-12
    price $154,900 395-char remark

    Show marketing remark (391 chars)

    Comfort & Convenience at your fingertips! This home situated on a corner lot has much to offer, including ample parking, spacious living areas filled with natural light, large front and back yard that's great for entertaining, relaxing, or playing fetch with your pet! Close enough to the interstate and Huey P for easy access to shopping and dining. Don't wait to make this space yours!

15. 2026-05-12
    price $154,900 391-char remark

    Show marketing remark (391 chars)

    Comfort & Convenience at your fingertips! This home situated on a corner lot has much to offer, including ample parking, spacious living areas filled with natural light, large front and back yard that's great for entertaining, relaxing, or playing fetch with your pet! Close enough to the interstate and Huey P for easy access to shopping and dining. Don't wait to make this space yours!

16. 2026-04-27
    listed $159,900 Active 395-char remark

    Show marketing remark (391 chars)

    Comfort & Convenience at your fingertips! This home situated on a corner lot has much to offer, including ample parking, spacious living areas filled with natural light, large front and back yard that's great for entertaining, relaxing, or playing fetch with your pet! Close enough to the interstate and Huey P for easy access to shopping and dining. Don't wait to make this space yours!

17. 2026-04-27
    listed $159,900 Active 391-char remark

    Show marketing remark (391 chars)

    Comfort & Convenience at your fingertips! This home situated on a corner lot has much to offer, including ample parking, spacious living areas filled with natural light, large front and back yard that's great for entertaining, relaxing, or playing fetch with your pet! Close enough to the interstate and Huey P for easy access to shopping and dining. Don't wait to make this space yours!

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/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: $22,021
• − Mortgage interest: −$8,677
• − Property taxes: −$1,003
• − Insurance: −$774
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,506
• Taxable income: $3,537
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $5,022/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

-3.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $154,900 GSREIN
• 2026-05-12 Price Changed $154,900 AcadianaMLS
• 2026-04-27 Listed $159,900 AcadianaMLS
• 2026-04-27 Listed $159,900 GSREIN

Property tax history

+3.8%/yr

Latest (2025): $1,003 · -0.2% YoY. Source: county tax records.