317 Dome Dr · Waggaman, LA 70094

$200,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 63 Days on market

Built 1980 5,375 sqft lot Est $290k · 31% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• 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

Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

Key facts

• Modern fixtures
• 5,375 sq ft lot
• Garage

Tags

• STAINLESS STEEL APPLIANCES
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $76 ($914/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 $169k (15.7% below list).
• Recommended offer: $169k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Emmett C.Gilbert School of Excellence At Ford (math 15% / reading 23%, grade F, #463 of 646 statewide, top 72%, 689 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL).
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $18k; list at $200k implies a 1011% gain — meaningful room to come down on a strong offer.

Recommended offer $168,518 (15.7% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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: 0.84% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $289,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Dome Dr	0.00mi	3/2.0	1,600 (0%)	1mo	$200,000	$125	99
117 Morgan Ct	0.43mi	4/2.0 (+1)	1,499 (-6%)	0mo	$224,000	$149	64
3641 Edgewood Ct	0.55mi	3/3.0	1,567 (-2%)	7mo	$284,200	$181	61
3604 Retreat Dr	0.75mi	3/2.0	1,621 (+1%)	9mo	$284,650	$176	56
4021 Homeplace Dr	0.62mi	3/2.0	1,498 (-6%)	8mo	$275,055	$184	54
3604 Cherrygrove Dr	0.71mi	4/2.0 (+1)	1,532 (-4%)	6mo	$276,990	$181	50
3624 Cherrygrove Dr	0.74mi	3/2.0	1,498 (-6%)	7mo	$276,550	$185	49
3628 Cherrygrove Dr	0.74mi	3/2.0	1,498 (-6%)	7mo	$275,320	$184	49
3612 Cherrygrove Dr	0.73mi	4/2.0 (+1)	1,532 (-4%)	8mo	$280,005	$183	48
4025 Homeplace Dr	0.63mi	4/2.0 (+1)	1,465 (-8%)	8mo	$276,415	$189	45
4105 Homeplace Dr	0.68mi	3/2.0	1,782 (+11%)	8mo	$291,645	$164	42
3608 Cherrygrove Dr	0.72mi	3/2.0	1,782 (+11%)	7mo	$288,990	$162	42

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-32,549
• Equity at exit: $29,821

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-41,397
• Equity at exit: $17,292

Cash invested: $56,000 (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: 188
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $76

Break-even live

Break-even rent $1,589

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $133	+0% $76	+5% $20	+10% $-37
Rent	-10% $-57	-5% $10	+0% $76	+5% $143	+10% $209
Rate	-1.0pp $177	-0.5pp $127	base $76	+0.5pp $24	+1.0pp $-28

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	25d	1	0.36mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	6d	1	0.36mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	45d	1	0.36mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	45d	1	0.45mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	45d	1	0.52mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	25d	1	0.61mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	45d	1	0.61mi
116 Felicia Dr Westwego, LA	2.0	2.0	1575	$1,900	$1.21	25d	1	1.25mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	16d	1	1.30mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	45d	1	1.44mi

Listing history 13 events

1. 2026-04-19
   price $200,000 388-char remark

   Show marketing remark (388 chars)

   Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

2. 2026-04-18
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

3. 2026-04-18
   status Pending

   Show marketing remark (388 chars)

   Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

4. 2026-04-17
   price $200,000
5. 2026-03-20
   price $194,999 388-char remark

   Show marketing remark (388 chars)

   Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

6. 2026-03-20
   price $194,999

   Show marketing remark (388 chars)

   Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

7. 2026-02-15
   listed $200,000 Active
8. 2026-02-14
   listed $200,000 Active 388-char remark

   Show marketing remark (388 chars)

   Newly renovated and move-in ready! This 3-bedroom, 2-bathroom home is a must see in person. Features plenty of space, stainless steel appliances, and modern fixtures. Conveniently located near shopping and schools. Perfect for a first-time homeowner. Schedule your showing today! Closing cost assistance available with the use of the seller's preferred lender. Terms and conditions apply.

9. 2025-08-08
   soldstatus Closed
10. 2025-07-15
    status Pending
11. 2025-07-11
    listed $50,000 Active
12. 2025-07-11
    listed $50,000 Active
13. 1992-05-01
    soldstatus $18,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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: $20,222
• − Mortgage interest: −$11,203
• − Property taxes: −$1,476
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,818
• Taxable loss: −$2,510
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,516/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

+1011.1% since first listed

13 events — show timeline

• 2026-04-19 Price Changed $200,000 AcadianaMLS
• 2026-04-18 Pending — AcadianaMLS
• 2026-04-18 Pending — GBRMLS
• 2026-04-17 Price Changed $200,000 GBRMLS
• 2026-03-20 Price Changed $194,999 AcadianaMLS
• 2026-03-20 Price Changed $194,999 GBRMLS
• 2026-02-15 Listed $200,000 GBRMLS
• 2026-02-14 Listed $200,000 AcadianaMLS
• 2025-08-08 Sold (MLS) — GSREIN
• 2025-07-15 Pending — GSREIN
• 2025-07-11 Listed $50,000 GSREIN
• 2025-07-11 Listed $50,000 AcadianaMLS
• 1992-05-01 Sold (Public Records) $18,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,476 · +169.1% YoY. Source: county tax records.