644 10th St · Westwego, LA 70094

$130,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily · 95 Days on market

Built 1978 7,226 sqft lot $122/sqft · 22% below area Est $167k · 22% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• 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

This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!

Key facts

• Gas stove
• Crown molding
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• WELL-EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• WHITE SHAKER CABINETRY
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y 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.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.22% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (median comp): $167,071
• List price: $130,000
• Delta: -22.19%
• 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
631 Eighth St	0.27mi	3/2.0	1,022 (-4%)	5mo	$190,000	$186	76
1114 Central Ave	0.32mi	3/1.0	1,067 (+0%)	14mo	$185,000	$173	70
1206 Avenue A Ave	0.38mi	3/2.0	991 (-7%)	5mo	$170,000	$172	66
969 Avenue A	0.37mi	3/2.0	1,162 (+9%)	4mo	$189,000	$163	65
1329 Kenny Dr	0.71mi	3/1.5	1,060 (-1%)	2mo	$157,000	$148	62
705 Central Ave	0.60mi	3/1.0	1,115 (+5%)	4mo	$172,500	$155	57
812 Central Ave	0.47mi	2/1.0 (-1)	1,049 (-2%)	13mo	$105,000	$100	56
820 Avenue B Ave	0.46mi	3/2.0	930 (-13%)	7mo	$215,300	$232	51
774 Avenue B Ave	0.50mi	2/2.5 (-1)	971 (-9%)	10mo	$123,500	$127	46
1219 Central Ave	0.36mi	2/2.0 (-1)	1,200 (+13%)	15mo	$175,000	$146	44
713 Chipley St	0.67mi	2/1.0 (-1)	1,000 (-6%)	12mo	$172,000	$172	39
607 Central Ave	0.68mi	2/1.0 (-1)	970 (-9%)	10mo	$109,900	$113	36

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,432
• Equity at exit: $19,383

10-year hold

• IRR: 5.2%
• Equity multiple: 1.33×
• Total profit: $12,095
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$682
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $381

Break-even live

Break-even rent $1,101

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	2d	14	0.16mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.17mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	43d	1	0.23mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	43d	1	0.27mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	20d	1	0.28mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	23d	1	0.33mi
1234 Central Ave Westwego, LA	3.0	1.5	800	$1,200	$1.50	23d	1	0.34mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	0.34mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	43d	1	0.50mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	4d	1	0.54mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	23d	1	0.61mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	43d	1	0.68mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	0.79mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	0.96mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	43d	1	0.99mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	43d	1	1.00mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	14d	1	1.01mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	43d	1	1.02mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	43d	1	1.17mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	14d	1	1.37mi

Listing history 44 events

1. 2026-06-07
   statusdays on market $130,000 Pending 95 DOM
2. 2026-06-03
   days on market $130,000 Active 94 DOM
3. 2026-06-02
   days on market $130,000 Active 93 DOM
4. 2026-06-01
   days on market $130,000 Active 92 DOM
5. 2026-05-31
   days on market $130,000 Active 91 DOM
6. 2026-05-10
   status Active 715-char remark

   Show marketing remark (715 chars)

   This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!

7. 2026-05-10
   status Active 715-char remark

   Show marketing remark (715 chars)

   This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!

8. 2026-05-09
   historical 715-char remark

   Show marketing remark (715 chars)

   This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!

9. 2026-02-27
   listed $130,000 Active 715-char remark

   Show marketing remark (715 chars)

   This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!

10. 2026-02-27
    listed $130,000 Active 715-char remark

    Show marketing remark (715 chars)

    This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!

11. 2025-10-30
    price $130,000
12. 2025-10-30
    price $130,000
13. 2025-09-24
    price $135,000
14. 2025-09-24
    price $135,000
15. 2025-08-15
    price $130,000
16. 2025-08-15
    price $130,000
17. 2025-06-20
    price $140,000
18. 2025-06-20
    price $140,000
19. 2025-04-09
    price $145,000
20. 2025-04-09
    price $145,000
21. 2025-03-25
    price $148,000
22. 2025-03-25
    price $148,000
23. 2025-03-10
    price $150,000
24. 2025-03-06
    price $150,000
25. 2025-01-29
    price $152,000
26. 2025-01-29
    price $152,000
27. 2025-01-04
    price $160,000
28. 2025-01-04
    listed $160,000 Active
29. 2025-01-04
    listed $135,000 Active
30. 2020-07-28
    soldstatus $146,000
31. 2020-07-24
    soldstatus $146,000 Closed
32. 2020-06-05
    status Pending
33. 2020-06-02
    status Active
34. 2020-05-27
    status Pending
35. 2020-05-22
    listed $140,000
36. 2020-05-22
    listed $140,000 Active
37. 2017-11-17
    soldstatus $37,000 Sold
38. 2017-10-31
    soldstatus $49,986
39. 2017-10-08
    status Under Contract
40. 2017-10-02
    status Active
41. 2017-09-13
    status Under Contract
42. 2017-09-07
    listed $37,000 Active
43. 2017-09-06
    listed $37,000
44. 1994-11-01
    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: $1,607 · $134/mo
• Projected year-2 tax: $1,607 · $134/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: $19,000
• − Mortgage interest: −$7,282
• − Property taxes: −$1,607
• − Insurance: −$650
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,782
• Taxable income: $2,639
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,939/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
• 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

+251.4% since first listed

39 events — show timeline

• 2026-05-10 Relisted — AcadianaMLS
• 2026-05-10 Relisted — GSREIN
• 2026-05-09 Listing Removed — GSREIN
• 2026-02-27 Listed $130,000 GSREIN
• 2026-02-27 Listed $130,000 AcadianaMLS
• 2025-10-30 Price Changed $130,000 AcadianaMLS
• 2025-10-30 Price Changed $130,000 GSREIN
• 2025-09-24 Price Changed $135,000 AcadianaMLS
• 2025-09-24 Price Changed $135,000 GSREIN
• 2025-08-15 Price Changed $130,000 AcadianaMLS
• 2025-08-15 Price Changed $130,000 GSREIN
• 2025-06-20 Price Changed $140,000 AcadianaMLS
• 2025-06-20 Price Changed $140,000 GSREIN
• 2025-04-09 Price Changed $145,000 AcadianaMLS
• 2025-04-09 Price Changed $145,000 GSREIN
• 2025-03-25 Price Changed $148,000 AcadianaMLS
• 2025-03-25 Price Changed $148,000 GSREIN
• 2025-03-10 Price Changed $150,000 AcadianaMLS
• 2025-03-06 Price Changed $150,000 GSREIN
• 2025-01-29 Price Changed $152,000 AcadianaMLS
• 2025-01-29 Price Changed $152,000 GSREIN
• 2025-01-04 Price Changed $160,000 GSREIN
• 2025-01-04 Listed $135,000 AcadianaMLS
• 2025-01-04 Listed $160,000 AcadianaMLS
• 2020-07-28 Sold (Public Records) $146,000 Public Records
• 2020-07-24 Sold (MLS) $146,000 GSREIN
• 2020-06-05 Pending — GSREIN
• 2020-06-02 Relisted — GSREIN
• 2020-05-27 Pending — GSREIN
• 2020-05-22 Listed $140,000 GSREIN
• 2020-05-22 Listed $140,000 AcadianaMLS
• 2017-11-17 Sold (MLS) $37,000 GSREIN
• 2017-10-31 Sold (Public Records) $49,986 Public Records
• 2017-10-08 Pending — GSREIN
• 2017-10-02 Relisted — GSREIN
• 2017-09-13 Pending — GSREIN
• 2017-09-07 Listed $37,000 GSREIN
• 2017-09-06 Listed $37,000 AcadianaMLS
• 1994-11-01 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,607 · -0.2% YoY. Source: county tax records.