916 W Krueger Ln · Bridge City, LA 70094

$87,000

3 bd · 1.5 ba · 1,300 sqft · SingleFamily · 8 Days on market

Built 1973 10,564 sqft lot Est $74k · 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Estate Sale 916 West Krueger Lane, Westwego, Louisiana An exceptional opportunity awaits in this estate property located on quiet West Krueger Lane in Westwego. Set on a spacious 10,564-square-foot lot, this classic Louisiana home holds strong potential for restoration or redevelopment in a rapidly growing area. The residence has been vacant for some time and is ready for a fresh vision. Offering solid bones and timeless charm, its an ideal fixer-upper for investors, renovators, or buyers seeking to bring new life to a beloved property. This home is being sold as is with no repairs or warranties by the estate. Its location offers easy access to shopping, schools, and main thoroughfaresjus

Key facts

• Spacious lot
• 0.24 acre lot
• Built 1973

Tags

• SPACIOUS LOT
• EASY ACCESS TO SHOPPING
• MINUTES FROM NEW ORLEANS METRO

Property features AI

Exterior

• Home design: House
• Exterior features: Lot of approximately 10,564 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).

Location & tenants

• Location reads 61/100 on livability (#225 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Emmett C.Gilbert School of Excellence At Ford (math 15% / reading 23%, grade F, #463 of 646 statewide, top 72%, 689 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL).
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 37% 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 $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.90% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.39%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $74,100
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 N Clark Ln	0.13mi	3/2.0	1,210 (-7%)	20mo	$55,000	$45	64
901 N Clark Ln	0.15mi	3/2.0	1,200 (-8%)	18mo	$220,000	$183	63
9416 Cabildo Ln	0.16mi	4/2.0 (+1)	1,411 (+8%)	10mo	$81,000	$57	63

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: 26.0%
• Equity multiple: 2.03×
• Total profit: $25,205
• Equity at exit: $12,972

10-year hold

• IRR: 31.8%
• Equity multiple: 3.47×
• Total profit: $60,171
• Equity at exit: $7,522

Cash invested: $24,360 (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: 188
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$456
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $693

Break-even live

Break-even rent $775

Max offer price $87,000

Occupancy floor 53%

Sensitivity live

Price	-10% $742	-5% $717	+0% $693	+5% $668	+10% $643
Rent	-10% $562	-5% $627	+0% $693	+5% $758	+10% $823
Rate	-1.0pp $736	-0.5pp $715	base $693	+0.5pp $670	+1.0pp $647

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	25d	1	0.80mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	45d	1	0.92mi
1433 Utah Beach Dr Bridge City, LA	1.0–3.0	1.0–1.5	747	$1,150	$1.54	6d	6	1.12mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	45d	1	1.15mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	25d	1	1.17mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	22d	1	1.29mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	45d	1	1.30mi
309 5th St Bridge City, LA	3.0	2.0	1160	$1,550	$1.34	25d	1	1.37mi
1020 Mono Ct Westwego, LA	3.0	2.0	1400	$1,750	$1.25	45d	1	1.39mi

Listing history 3 events

1. 2025-10-21
   historical Under Contract
2. 2025-10-13
   listed $87,000 Active
3. 1997-11-01
   soldstatus

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $641 · $53/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 8/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,822
• − Mortgage interest: −$4,873
• − Property taxes: −$641
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$2,531
• Taxable income: $7,373
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $6,542/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 — Bridge City

• Score: 61/100
• State rank: #225
• US rank: #17357

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridge City, 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

3 events — show timeline

• 2025-10-21 Contingent — ForSaleByOwner.com
• 2025-10-13 Listed $87,000 ForSaleByOwner.com
• 1997-11-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $641 · +0.3% YoY. Source: county tax records.