489 Fern Dr · Westwego, LA 70094

$219,900

4 bd · 2.0 ba · 1,650 sqft · SingleFamily · 38 Days on market

Built 1978 6,899 sqft lot $133/sqft · 8% below area Est $240k · 8% under

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Why this score? — see what drove the D+ 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 +18.1/30.0
• ARV discount +11.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• 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

Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with loft area. Features 4 Bedrooms and 2 Full Bathrooms with a Open Floor Plan, Detached Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Being sold AS IS. Owner will make no repairs

Key facts

• Open floor plan
• Backyard patio
• Rear yard access

Tags

• LARGE WORKSHOP
• OPEN FLOOR PLAN
• BACKYARD PATIO
• REAR YARD ACCESS

Property features AI

Finance

• Other: No pets allowed (pet restrictions apply)

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Asphalt roof; Entry level on slab foundation
• Construction: Built with brick; Slab foundation; Asphalt roof
• Exterior features: City lot; Rectangular lot

Interior

• Bedrooms: Includes bedrooms (number not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good overall condition; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (8.7% below list).
• Recommended offer: $201k (8.7% below list) — sets the bar for 1% rule.

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; 11 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 45% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y 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 $161k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $200,875 (8.7% below list)

Questions for the listing agent

1. It's been on market 38 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $240,173
• List price: $219,900
• Delta: -8.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 West Dr	0.29mi	3/1.0 (-1)	1,600 (-3%)	3mo	$55,000	$34	70
927 Cedre Dr	0.08mi	3/2.0 (-1)	1,801 (+9%)	18mo	$187,000	$104	61
718 West Dr	0.30mi	4/2.0	1,827 (+11%)	10mo	$275,000	$151	60
628 Keller Ave	0.32mi	3/2.0 (-1)	1,700 (+3%)	22mo	$235,000	$138	57
801 Central Ave	0.41mi	4/2.0	1,741 (+6%)	21mo	$233,000	$134	54
802 Avenue B Ave	0.59mi	4/2.0	1,700 (+3%)	22mo	$175,000	$103	49
440 Klein St	0.33mi	4/2.0	1,835 (+11%)	21mo	$220,000	$120	48
725 Chipley St	0.46mi	5/2.0 (+1)	1,828 (+11%)	10mo	$153,000	$84	47
451 Sala Ave	0.57mi	3/2.0 (-1)	1,464 (-11%)	11mo	$155,000	$106	41
815 W Crystal Ct	0.58mi	3/2.0 (-1)	1,486 (-10%)	15mo	$239,900	$161	39
541 Avenue A	0.49mi	3/2.0 (-1)	1,460 (-12%)	23mo	$209,900	$144	34
821 Barbe St	0.56mi	3/2.0 (-1)	1,433 (-13%)	18mo	$174,900	$122	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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-29,187
• Equity at exit: $32,788

10-year hold

• IRR: -9.8%
• Equity multiple: 0.47×
• Total profit: $-32,417
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $194

Break-even live

Break-even rent $1,763

Max offer price $219,900

Occupancy floor 85%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.67mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	0.77mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	23d	1	0.84mi
7804 Britt St Westwego, LA	5.0	2.0	1512	$1,800	$1.19	43d	1	0.85mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	0.90mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.92mi
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	1.03mi
617 Henry Clay Ave New Orleans, LA	3.0	2.0	2000	$3,200	$1.60	3d	1	1.35mi
22 Gladiola Ct Marrero, LA	3.0	2.0	1933	$2,200	$1.14	43d	1	1.39mi
735 State St Unit D New Orleans, LA	3.0	2.0	1225	$2,800	$2.29	23d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $219,900 Active 38 DOM
2. 2026-06-17
   days on market $219,900 Active 37 DOM
3. 2026-06-16
   days on market $219,900 Active 36 DOM
4. 2026-06-15
   days on market $219,900 Active 35 DOM
5. 2026-06-13
   days on market $219,900 Active 33 DOM
6. 2026-06-10
   days on market $219,900 Active 30 DOM
7. 2026-06-09
   days on market $219,900 Active 29 DOM
8. 2026-06-08
   days on market $219,900 Active 28 DOM
9. 2026-06-07
   days on market $219,900 Active 27 DOM
10. 2026-06-03
    days on market $219,900 Active 23 DOM
11. 2026-06-02
    days on market $219,900 Active 22 DOM
12. 2026-06-01
    days on market $219,900 Active 21 DOM
13. 2026-05-31
    days on market $219,900 Active 20 DOM
14. 2026-05-11
    listed $219,900 Active 380-char remark

    Show marketing remark (380 chars)

    Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with loft area. Features 4 Bedrooms and 2 Full Bathrooms with a Open Floor Plan, Detached Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Being sold AS IS. Owner will make no repairs

15. 2026-05-11
    listed $219,900 Active 380-char remark

    Show marketing remark (380 chars)

    Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with loft area. Features 4 Bedrooms and 2 Full Bathrooms with a Open Floor Plan, Detached Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Being sold AS IS. Owner will make no repairs

16. 2024-11-01
    historical $2,050
17. 2024-08-28
    price $2,050
18. 2024-06-19
    listed $2,200
19. 2018-04-10
    soldstatus $161,000
20. 2018-04-09
    soldstatus $161,000 Sold

    Show marketing remark (381 chars)

    Very Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with endless possibilities to be converted to Your Desire. Features a 3 Bedroom 2 Bath with a Open Floor Plan, Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Schedule Your Tour!

21. 2018-03-09
    status Under Contract

    Show marketing remark (381 chars)

    Very Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with endless possibilities to be converted to Your Desire. Features a 3 Bedroom 2 Bath with a Open Floor Plan, Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Schedule Your Tour!

22. 2018-02-06
    listed $175,000 Active

    Show marketing remark (381 chars)

    Very Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with endless possibilities to be converted to Your Desire. Features a 3 Bedroom 2 Bath with a Open Floor Plan, Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Schedule Your Tour!

23. 2018-02-06
    listed $175,000

    Show marketing remark (381 chars)

    Very Well Maintained Home in a Quiet Neighborhood Located in a X Flood Zone that has a Large Workshop with endless possibilities to be converted to Your Desire. Features a 3 Bedroom 2 Bath with a Open Floor Plan, Garage, Laundry Room, Backyard Patio, Rear Yard Access and Just a Few Blocks from Westwego Library, Police Department, City Hall and Shopping Areas. Schedule Your Tour!

24. 2002-04-01
    soldstatus $115,000
25. 1994-12-29
    soldstatus $65,000
26. 1994-10-06
    listed $68,500
27. 1994-10-06
    listed $68,500

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/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: $24,105
• − Mortgage interest: −$12,318
• − Property taxes: −$1,773
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,397
• Taxable loss: −$1,339
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $2,654/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

+221.0% since first listed

14 events — show timeline

• 2026-05-11 Listed $219,900 GSREIN
• 2026-05-11 Listed $219,900 AcadianaMLS
• 2024-11-01 Rental Removed $2,050 GSREIN
• 2024-08-28 Price Changed $2,050 GSREIN
• 2024-06-19 Listed for Rent $2,200 GSREIN
• 2018-04-10 Sold (Public Records) $161,000 Public Records
• 2018-04-09 Sold (MLS) $161,000 GSREIN
• 2018-03-09 Pending — GSREIN
• 2018-02-06 Listed $175,000 AcadianaMLS
• 2018-02-06 Listed $175,000 GSREIN
• 2002-04-01 Sold (Public Records) $115,000 Public Records
• 1994-12-29 Sold (MLS) $65,000 GSREIN
• 1994-10-06 Listed $68,500 GSREIN
• 1994-10-06 Listed $68,500 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $1,773 · -0.2% YoY. Source: county tax records.