35 Cynthia St · Waggaman, LA 70094

$158,500

3 bd · 2.0 ba · 1,361 sqft · SingleFamily · 21 Days on market

Built 1985 5,606 sqft lot Est $192k · 17% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• 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

Welcome home ! 35 Cynthia is a maintained 3-bedroom, 2 full bath residence perfectly situated just off scenic River Road in a well-established neighborhood. Designed with both comfort and style in mind, this inviting home features an open-concept layout filled with natural light, creating a warm and welcoming atmosphere throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it ideal for everyday living and entertaining alike. The kitchen showcases granite countertops, attractive cabinetry, and views of the expansive backyard, offering both beauty and functionality. The master suite provides a peaceful retreat with its own private bath, while the additional bedrooms offer flexibility for guests, a home office, or growing needs. Step outside to enjoy the spacious backyard, has a covered patio ,fenced in yard , perfect for relaxing, gardening, or gathering with family and friends, shed in the back for additional storage , Conveniently located near the local park and library, this move-in ready home offers a great combination of charm, comfort, and accessibility. A great opportunity to own a home that's reasonably priced with you in mind and located in an x flood zone , this is an opportunity you don't want to miss !

Key facts

• Covered patio
• Expansive backyard
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• COVERED PATIO
• FENCED IN YARD
• EXPANSIVE BACKYARD

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Very good condition
• Construction: Hardboard / HardiPlank exterior; Asphalt shingle roof; Slab foundation; Built with traditional construction materials
• Exterior features: Fenced yard; Porch; Concrete covered porch; Shed(s)

Interior

• Kitchen: Microwave; Oven; Range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $156k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 21 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $156,122 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $191,901
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Judith St	0.14mi	3/2.0	1,403 (+3%)	1mo	$179,900	$128	87
7 Sarah St	0.19mi	3/1.0	1,425 (+5%)	1mo	$138,500	$97	79
38 Willard Pl	0.26mi	3/2.0	1,300 (-4%)	4mo	$183,500	$141	77
30 Helis Dr	0.33mi	3/1.0	1,326 (-3%)	0mo	$200,000	$151	76
120 Gardenia Ln	0.42mi	3/2.0	1,320 (-3%)	1mo	$115,000	$87	74
57 Duffy St	0.20mi	3/2.0	1,260 (-7%)	6mo	$155,000	$123	73
500 Helis Dr	0.34mi	4/2.0 (+1)	1,386 (+2%)	5mo	$254,900	$184	72
128 Evergold Ln	0.43mi	4/2.0 (+1)	1,300 (-4%)	1mo	$115,000	$88	66
33 Megehee Ct	0.39mi	3/2.0	1,200 (-12%)	2mo	$230,000	$192	60
28 Imgoene St	0.21mi	4/2.0 (+1)	1,556 (+14%)	3mo	$231,750	$149	59
11 Halle Pl	0.30mi	3/1.0	1,162 (-15%)	6mo	$155,000	$133	53
201 Gardenia Ln	0.50mi	4/2.0 (+1)	1,231 (-10%)	5mo	$205,000	$167	52

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-6,829
• Equity at exit: $23,633

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $4,703
• Equity at exit: $13,704

Cash invested: $44,380 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$831
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $379

Break-even live

Break-even rent $1,324

Max offer price $158,500

Occupancy floor 74%

Sensitivity live

Price	-10% $469	-5% $424	+0% $379	+5% $334	+10% $289
Rent	-10% $237	-5% $308	+0% $379	+5% $450	+10% $522
Rate	-1.0pp $459	-0.5pp $419	base $379	+0.5pp $338	+1.0pp $296

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	15d	1	0.13mi
30 Imogene St Westwego, LA	3.0	2.0	1300	$1,849	$1.42	44d	1	0.24mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	44d	1	0.33mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	24d	1	0.33mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	5d	1	0.37mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	4d	1	0.90mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	24d	1	1.42mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	24d	1	1.45mi

Listing history 21 events

1. 2026-06-16
   status $158,500 Pending 21 DOM
2. 2026-06-15
   days on market $158,500 Active 21 DOM
3. 2026-06-13
   days on market $158,500 Active 19 DOM
4. 2026-06-10
   days on market $158,500 Active 16 DOM
5. 2026-06-09
   days on market $158,500 Active 15 DOM
6. 2026-06-08
   days on market $158,500 Active 14 DOM
7. 2026-06-07
   days on market $158,500 Active 13 DOM
8. 2026-06-03
   days on market $158,500 Active 9 DOM
9. 2026-06-02
   days on market $158,500 Active 8 DOM
10. 2026-06-01
    days on market $158,500 Active 7 DOM
11. 2026-05-31
    days on market $158,500 Active 6 DOM
12. 2026-05-25
    listed $158,500 Active 1273-char remark

    Show marketing remark (1273 chars)

    Welcome home ! 35 Cynthia is a maintained 3-bedroom, 2 full bath residence perfectly situated just off scenic River Road in a well-established neighborhood. Designed with both comfort and style in mind, this inviting home features an open-concept layout filled with natural light, creating a warm and welcoming atmosphere throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it ideal for everyday living and entertaining alike. The kitchen showcases granite countertops, attractive cabinetry, and views of the expansive backyard, offering both beauty and functionality. The master suite provides a peaceful retreat with its own private bath, while the additional bedrooms offer flexibility for guests, a home office, or growing needs. Step outside to enjoy the spacious backyard, has a covered patio ,fenced in yard , perfect for relaxing, gardening, or gathering with family and friends, shed in the back for additional storage , Conveniently located near the local park and library, this move-in ready home offers a great combination of charm, comfort, and accessibility. A great opportunity to own a home that's reasonably priced with you in mind and located in an x flood zone , this is an opportunity you don't want to miss !

13. 2026-05-25
    listed $158,500 Active

    Show marketing remark (1273 chars)

    Welcome home ! 35 Cynthia is a maintained 3-bedroom, 2 full bath residence perfectly situated just off scenic River Road in a well-established neighborhood. Designed with both comfort and style in mind, this inviting home features an open-concept layout filled with natural light, creating a warm and welcoming atmosphere throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it ideal for everyday living and entertaining alike. The kitchen showcases granite countertops, attractive cabinetry, and views of the expansive backyard, offering both beauty and functionality. The master suite provides a peaceful retreat with its own private bath, while the additional bedrooms offer flexibility for guests, a home office, or growing needs. Step outside to enjoy the spacious backyard, has a covered patio ,fenced in yard , perfect for relaxing, gardening, or gathering with family and friends, shed in the back for additional storage , Conveniently located near the local park and library, this move-in ready home offers a great combination of charm, comfort, and accessibility. A great opportunity to own a home that's reasonably priced with you in mind and located in an x flood zone , this is an opportunity you don't want to miss !

14. 2006-06-02
    soldstatus $138,500
15. 2006-05-30
    soldstatus $138,500
16. 2006-04-12
    listed $138,500
17. 2006-04-12
    listed $138,500
18. 1995-06-01
    soldstatus $45,000
19. 1995-06-01
    soldstatus $45,000
20. 1994-08-06
    listed $46,900
21. 1994-08-06
    listed $46,900

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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 · 73% 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: $21,643
• − Mortgage interest: −$8,878
• − Property taxes: −$985
• − Insurance: −$1,590
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,611
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $4,041/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

+238.0% since first listed

10 events — show timeline

• 2026-05-25 Listed $158,500 GSREIN
• 2026-05-25 Listed $158,500 AcadianaMLS
• 2006-06-02 Sold (Public Records) $138,500 Public Records
• 2006-05-30 Sold (MLS) $138,500 GSREIN
• 2006-04-12 Listed $138,500 GSREIN
• 2006-04-12 Listed $138,500 AcadianaMLS
• 1995-06-01 Sold (Public Records) $45,000 Public Records
• 1995-06-01 Sold (MLS) $45,000 GSREIN
• 1994-08-06 Listed $46,900 GSREIN
• 1994-08-06 Listed $46,900 AcadianaMLS

Property tax history

-4.6%/yr

Latest (2025): $985 · +0.3% YoY. Source: county tax records.