41 Winifred St · Waggaman, LA 70094

$117,000

3 bd · 2.0 ba · 950 sqft · SingleFamily · 91 Days on market

Built 1983 5,222 sqft lot $123/sqft · 34% below area Est $177k · 34% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

Key facts

• Hvac
• Newer roof
• 5,222 sq ft lot

Tags

• NEWER ROOF
• HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 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 $809 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 $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 33y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $117k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $106,470 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (median comp): $176,548
• List price: $117,000
• Delta: -33.73%
• 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
22 Halle Pl	0.19mi	3/1.0	912 (-4%)	1mo	$39,540	$43	79
32 Dolores Dr	0.21mi	3/2.0	1,000 (+5%)	7mo	$156,000	$156	76
112 Four Oclock Ln	0.46mi	3/2.0	971 (+2%)	11mo	$134,500	$139	65
11 Helis Dr	0.29mi	3/1.0	980 (+3%)	17mo	$146,000	$149	64
358 Azalea Dr	0.24mi	3/1.0	1,065 (+12%)	10mo	$110,000	$103	57
216 Azalea Dr	0.36mi	3/1.0	1,000 (+5%)	17mo	$154,500	$155	56
41 Camellia Ln	0.36mi	2/1.0 (-1)	1,069 (+12%)	3mo	$145,000	$136	51
31 Helis Dr	0.27mi	3/1.0	1,070 (+13%)	14mo	$90,000	$84	51
369 Blossom Ct	0.47mi	3/2.0	1,050 (+10%)	12mo	$180,000	$171	50
41 Evergold Ln	0.38mi	3/1.0	852 (-10%)	15mo	$79,000	$93	49
41 Four O'clock Ln	0.39mi	3/1.5	1,083 (+14%)	11mo	$110,000	$102	47
117 Jasmine Ln	0.55mi	3/2.0	1,049 (+10%)	14mo	$171,000	$163	45

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: 8.0%
• Equity multiple: 1.30×
• Total profit: $9,917
• Equity at exit: $17,445

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $33,032
• Equity at exit: $10,116

Cash invested: $32,760 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$614
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $531

Break-even live

Break-even rent $1,031

Max offer price $117,000

Occupancy floor 64%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	14d	1	0.20mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	43d	1	0.32mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	23d	1	0.32mi
44 Daffodil Ln Westwego, LA	3.0	1.0	837	$1,600	$1.91	43d	1	0.38mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	2d	1	0.84mi
10542 Jefferson Hwy Apt 11 River Ridge, LA	2.0	1.0	748	$1,095	$1.46	43d	1	1.17mi
216 Marion Ct New Orleans, LA	2.0	1.0	750	$1,300	$1.73	23d	1	1.24mi

Listing history 15 events

1. 2026-06-01
   status $117,000 Pending 91 DOM
2. 2026-05-31
   days on market $117,000 Active 91 DOM
3. 2026-05-12
   price $117,000 437-char remark

   Show marketing remark (439 chars)

   This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

4. 2026-05-12
   price $117,000 439-char remark

   Show marketing remark (439 chars)

   This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

5. 2026-04-07
   price $127,000 437-char remark

   Show marketing remark (439 chars)

   This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

6. 2026-04-07
   price $127,000 439-char remark

   Show marketing remark (439 chars)

   This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

7. 2026-02-27
   listed $137,000 Active 437-char remark

   Show marketing remark (439 chars)

   This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

8. 2026-02-27
   listed $137,000 Active 439-char remark

   Show marketing remark (439 chars)

   This 3-bedroom, 2-bath home offers a practical layout and comfortable living space, ready for its next chapter. While it could benefit from some updates and TLC, it provides a strong foundation for customization and value growth. Whether you're a first-time buyer looking to personalize your space or an investor searching for opportunity, this property presents plenty of potential at an approachable price point. Newer Roof & HVAC.

9. 1997-03-27
   soldstatus $44,800
10. 1997-03-01
    soldstatus $44,800
11. 1996-11-05
    listed $42,200
12. 1996-11-05
    listed $42,200
13. 1993-12-10
    soldstatus $33,300
14. 1993-07-21
    listed $32,000
15. 1993-07-21
    listed $32,000

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,030 · $86/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 7/10 Severe FEMA zone X · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $20,445
• − Mortgage interest: −$6,554
• − Property taxes: −$1,030
• − Insurance: −$1,382
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,404
• Taxable income: $4,803
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,223/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

+265.6% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $117,000 AcadianaMLS
• 2026-05-12 Price Changed $117,000 GSREIN
• 2026-04-07 Price Changed $127,000 AcadianaMLS
• 2026-04-07 Price Changed $127,000 GSREIN
• 2026-02-27 Listed $137,000 GSREIN
• 2026-02-27 Listed $137,000 AcadianaMLS
• 1997-03-27 Sold (MLS) $44,800 GSREIN
• 1997-03-01 Sold (Public Records) $44,800 Public Records
• 1996-11-05 Listed $42,200 GSREIN
• 1996-11-05 Listed $42,200 AcadianaMLS
• 1993-12-10 Sold (MLS) $33,300 GSREIN
• 1993-07-21 Listed $32,000 GSREIN
• 1993-07-21 Listed $32,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $1,030 · +0.3% YoY. Source: county tax records.