425 Helis Dr · Waggaman, LA 70094

$175,000

4 bd · 2.0 ba · 1,176 sqft · SingleFamily · 68 Days on market

Built 1989 $149/sqft · at area comps Est $167k · at est.

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• ARV discount +5.3/15.0
• 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

Let's Turn Some Keys, Baby...... Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

Key facts

• Modern flooring
• New driveway
• New roof

Tags

• NEW ROOF
• NEW INTERIOR AC UNITS
• NEW EXTERIOR AC UNITS
• UPDATED UNDERGROUND PLUMBING
• MODERN FLOORING
• NEW DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 43% 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 68 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $175k implies a 184% gain — meaningful room to come down on a strong offer.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $166,774
• List price: $175,000
• Delta: 4.93%
• 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
33 Megehee Ct	0.21mi	3/2.0 (-1)	1,200 (+2%)	2mo	$230,000	$192	80
20 Davenport St	0.22mi	4/2.0	1,112 (-5%)	3mo	$200,000	$180	79
201 Gardenia Ln	0.32mi	4/2.0	1,231 (+5%)	5mo	$205,000	$167	73
412 Liska St	0.24mi	3/2.0 (-1)	1,215 (+3%)	8mo	$145,000	$119	71
132 Morning Glory Ln	0.39mi	3/2.0 (-1)	1,198 (+2%)	7mo	$198,000	$165	68
128 Evergold Ln	0.29mi	4/2.0	1,300 (+10%)	1mo	$115,000	$88	68
38 Willard Pl	0.20mi	3/2.0 (-1)	1,300 (+10%)	4mo	$183,500	$141	65
11 Halle Pl	0.46mi	3/1.0 (-1)	1,162 (-1%)	6mo	$155,000	$133	63
120 Gardenia Ln	0.23mi	3/2.0 (-1)	1,320 (+12%)	1mo	$115,000	$87	63
57 Duffy St	0.44mi	3/2.0 (-1)	1,260 (+7%)	6mo	$155,000	$123	57
32 Dolores Dr	0.17mi	3/2.0 (-1)	1,000 (-15%)	7mo	$156,000	$156	57
30 Helis Dr	0.53mi	3/1.0 (-1)	1,326 (+13%)	0mo	$200,000	$151	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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-5,994
• Equity at exit: $26,093

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $9,038
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$918
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $440

Break-even live

Break-even rent $1,346

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $539	-5% $489	+0% $440	+5% $390	+10% $341
Rent	-10% $289	-5% $364	+0% $440	+5% $515	+10% $590
Rate	-1.0pp $528	-0.5pp $484	base $440	+0.5pp $394	+1.0pp $348

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Imogene St Westwego, LA	3.0	2.0	1300	$1,849	$1.42	44d	1	0.15mi
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	15d	1	0.17mi
44 Daffodil Ln Westwego, LA	3.0	1.0	837	$1,600	$1.91	44d	1	0.24mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	44d	1	0.47mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	24d	1	0.47mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	5d	1	0.52mi

Listing history 19 events

1. 2026-06-15
   days on market $175,000 Active 68 DOM
2. 2026-06-13
   days on market $175,000 Active 66 DOM
3. 2026-06-10
   days on market $175,000 Active 63 DOM
4. 2026-06-09
   days on market $175,000 Active 62 DOM
5. 2026-06-08
   days on market $175,000 Active 61 DOM
6. 2026-06-07
   days on market $175,000 Active 60 DOM
7. 2026-06-03
   days on market $175,000 Active 56 DOM
8. 2026-06-02
   days on market $175,000 Active 55 DOM
9. 2026-06-01
   days on market $175,000 Active 54 DOM
10. 2026-05-31
    days on market $175,000 Active 53 DOM
11. 2026-05-13
    price $189,000 338-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

12. 2026-05-13
    price $189,000 342-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

13. 2026-05-04
    price $195,000 338-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

14. 2026-05-04
    price $195,000 342-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

15. 2026-04-22
    price $202,000 338-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

16. 2026-04-22
    price $202,000 342-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

17. 2026-04-08
    listed $209,000 Active 338-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

18. 2026-04-08
    listed $209,000 Active 342-char remark

    Show marketing remark (342 chars)

    Let's Turn Some Keys, Baby. .. .. . Your beautifully renovated 4-bedroom 2-bath home in Westwego is located in an X flood zone. Your home features include a new roof, new interior and exterior AC units, updated underground plumbing, modern flooring, new driveway, and stainless steel appliances. Entertain or relax in your spacious backyard.

19. 2004-11-03
    soldstatus $61,530

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$87/yr (+$7/mo · 9.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,834
• − Mortgage interest: −$9,803
• − Property taxes: −$876
• − Insurance: −$875
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,091
• Taxable income: $2,536
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $4,667/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

+207.2% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $189,000 AcadianaMLS
• 2026-05-13 Price Changed $189,000 GSREIN
• 2026-05-04 Price Changed $195,000 AcadianaMLS
• 2026-05-04 Price Changed $195,000 GSREIN
• 2026-04-22 Price Changed $202,000 AcadianaMLS
• 2026-04-22 Price Changed $202,000 GSREIN
• 2026-04-08 Listed $209,000 GSREIN
• 2026-04-08 Listed $209,000 AcadianaMLS
• 2004-11-03 Sold (Public Records) $61,530 Public Records

Property tax history

+1.3%/yr

Latest (2025): $876 · +0.3% YoY. Source: county tax records.