1168 Avenue A · Westwego, LA 70094

$124,000

3 bd · 2.0 ba · 1,105 sqft · SingleFamily · 53 Days on market

Built 1960 4,159 sqft lot $112/sqft · 25% below area Est $166k · 25% under ↓ 7% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc... Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

Key facts

• 1 year old roof
• 4,159 sq ft lot
• Parking

Tags

• 1 YEAR OLD ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); 188 active listings in the ZIP; 18 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 36% 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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $165,501
• List price: $124,000
• Delta: -25.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
969 Avenue A	0.25mi	3/2.0	1,162 (+5%)	4mo	$189,000	$163	77
1206 Avenue A Ave	0.04mi	3/2.0	991 (-10%)	5mo	$170,000	$172	76
631 Eighth St	0.43mi	3/2.0	1,022 (-8%)	5mo	$190,000	$186	63
427 1/2 Larousinni St	0.16mi	3/1.0	1,007 (-9%)	17mo	$135,000	$134	60
1114 Central Ave	0.68mi	3/1.0	1,067 (-3%)	14mo	$185,000	$173	47
961 Avenue A Ave	0.36mi	3/1.0	1,265 (+14%)	13mo	$165,000	$130	45
774 Avenue B Ave	0.49mi	2/2.5 (-1)	971 (-12%)	10mo	$123,500	$127	41
1219 Central Ave	0.71mi	2/2.0 (-1)	1,200 (+9%)	15mo	$175,000	$146	35
849 Avenue F Ave	0.48mi	2/1.0 (-1)	962 (-13%)	18mo	$95,000	$99	32
1241 Central Ave	0.72mi	2/1.0 (-1)	1,000 (-10%)	17mo	$44,000	$44	27

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,161
• Equity at exit: $18,489

10-year hold

• IRR: 7.2%
• Equity multiple: 1.47×
• Total profit: $16,365
• Equity at exit: $10,721

Cash invested: $34,720 (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: 188
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $407

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 70%

Sensitivity live

Price	-10% $493	-5% $450	+0% $407	+5% $364	+10% $321
Rent	-10% $281	-5% $344	+0% $407	+5% $470	+10% $533
Rate	-1.0pp $469	-0.5pp $438	base $407	+0.5pp $375	+1.0pp $342

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	24d	1	0.12mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	44d	1	0.33mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	5d	1	0.35mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	21d	1	0.38mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	3d	14	0.46mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	44d	1	0.57mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	44d	1	0.64mi
1234 Central Ave Westwego, LA	3.0	1.5	800	$1,200	$1.50	24d	1	0.65mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	24d	1	0.67mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	44d	1	0.73mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	5d	1	0.82mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	24d	1	0.85mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	24d	1	0.94mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	44d	1	1.04mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	15d	1	1.14mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	44d	1	1.32mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	44d	1	1.34mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	15d	1	1.36mi

Listing history 18 events

1. 2026-06-21
   days on market $124,000 Active 53 DOM
2. 2026-06-18
   days on market $124,000 Active 50 DOM
3. 2026-06-17
   days on market $124,000 Active 49 DOM
4. 2026-06-16
   days on market $124,000 Active 48 DOM
5. 2026-06-16
   remarks 323-char remark
6. 2026-06-16
   pricestatus $124,000 Active 47 DOM
7. 2026-06-07
   status $134,000 Pending 47 DOM
8. 2026-06-03
   days on market $134,000 Active 47 DOM
9. 2026-06-02
   days on market $134,000 Active 46 DOM
10. 2026-06-01
    days on market $134,000 Active 45 DOM
11. 2026-05-31
    pricedays on market $134,000 Active 44 DOM
12. 2026-05-12
    price $139,000 265-char remark

    Show marketing remark (266 chars)

    This 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc. .. Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

13. 2026-05-12
    price $139,000 266-char remark

    Show marketing remark (266 chars)

    This 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc. .. Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

14. 2026-05-01
    price $144,000 265-char remark

    Show marketing remark (266 chars)

    This 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc. .. Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

15. 2026-05-01
    price $144,000 266-char remark

    Show marketing remark (266 chars)

    This 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc. .. Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

16. 2026-04-15
    listed $149,000 Active 265-char remark

    Show marketing remark (266 chars)

    This 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc. .. Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

17. 2026-04-15
    listed $149,000 Active 266-char remark

    Show marketing remark (266 chars)

    This 3 bedroom and 2 bath features many recent updates to the property including but not limited to some flooring, painting, cabinets etc. .. Roof: 1 year old Such an adorable house that just waiting on a new buyer to make it their own. Come and see it for yourself!

18. 2002-04-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,198
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,607
• Taxable income: $3,093
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $4,141/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

-6.7% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $139,000 AcadianaMLS
• 2026-05-12 Price Changed $139,000 GSREIN
• 2026-05-01 Price Changed $144,000 AcadianaMLS
• 2026-05-01 Price Changed $144,000 GSREIN
• 2026-04-15 Listed $149,000 GSREIN
• 2026-04-15 Listed $149,000 AcadianaMLS
• 2002-04-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $227 · -0.2% YoY. Source: county tax records.