800 West Dr · Westwego, LA 70094

$110,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 38 Days on market

Built 1955 $92/sqft · 36% below area Est $173k · 36% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started--just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom.Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you'll find local businesses and the Sheriff's Office for added convenience and peace of mind. Don't miss out--schedule your showing today!

Key facts

• Outdoor entertaining
• Creative landscaping
• Spacious 1 acre lot

Tags

• SPACIOUS 1 ACRE LOT
• FLEXIBLE THIRD ROOM
• CREATIVE LANDSCAPING
• OUTDOOR ENTERTAINING
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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); 186 active listings in the ZIP; 21 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 31% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.28% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $172,799
• List price: $110,000
• Delta: -36.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 West Dr	0.02mi	2/1.0	1,307 (+9%)	3mo	$189,000	$145	77
463 Celestine St	0.39mi	2/1.0	1,179 (-2%)	4mo	$134,000	$114	71
705 Central Ave	0.14mi	3/1.0 (+1)	1,115 (-7%)	4mo	$172,500	$155	69
610 West Dr	0.20mi	3/1.0 (+1)	1,300 (+8%)	10mo	$159,000	$122	59
969 Avenue A	0.63mi	3/2.0 (+1)	1,162 (-3%)	4mo	$189,000	$163	57
546 Avenue G	0.40mi	3/1.5 (+1)	1,326 (+10%)	2mo	$190,340	$144	55
961 Avenue A Ave	0.43mi	3/1.0 (+1)	1,265 (+5%)	13mo	$165,000	$130	52
631 Eighth St	0.38mi	3/2.0 (+1)	1,022 (-15%)	5mo	$190,000	$186	48
668 Avenue B	0.58mi	3/2.0 (+1)	1,313 (+9%)	10mo	$140,000	$107	43
801 Urbandale St	0.49mi	3/2.0 (+1)	1,063 (-11%)	12mo	$169,000	$159	43
1130 Lecompte Dr	0.57mi	3/2.0 (+1)	1,316 (+10%)	12mo	$224,000	$170	42
7405 Rachel St	0.66mi	3/1.0 (+1)	1,045 (-13%)	9mo	$185,000	$177	31

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,740
• Equity at exit: $16,401

10-year hold

• IRR: 8.9%
• Equity multiple: 1.59×
• Total profit: $18,244
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$577
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $388

Break-even live

Break-even rent $915

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $450	-5% $419	+0% $388	+5% $356	+10% $325
Rent	-10% $277	-5% $332	+0% $388	+5% $443	+10% $499
Rate	-1.0pp $443	-0.5pp $416	base $388	+0.5pp $359	+1.0pp $330

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	4d	1	0.14mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	44d	1	0.26mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	20d	1	0.41mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	44d	1	0.43mi
1105 Magnolia Dr Unit H Westwego, LA	1.0	1.0	750	$950	$1.27	3d	1	0.46mi
1105 Magnolia Dr Apt E Westwego, LA	1.0	1.0	750	$950	$1.27	21d	1	0.46mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,180	$1.51	3d	14	0.48mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	24d	1	0.48mi
1234 Central Ave Westwego, LA	3.0	1.5	800	$1,200	$1.50	24d	1	0.53mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	0.57mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	44d	1	0.58mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	44d	1	0.60mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	15d	1	0.63mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	24d	1	0.65mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	15d	1	0.67mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	44d	1	0.74mi
196 Louisiana St Unit A Westwego, LA	1.0	1.0	1000	$850	$0.85	24d	1	0.78mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	0.86mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	44d	1	0.87mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	24d	1	0.96mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	1.00mi

Listing history 15 events

1. 2026-06-07
   pricestatusdays on market $110,000 Pending 38 DOM
2. 2026-06-03
   days on market $120,000 Active 35 DOM
3. 2026-06-02
   days on market $120,000 Active 34 DOM
4. 2026-06-01
   days on market $120,000 Active 33 DOM
5. 2026-05-31
   days on market $120,000 Active 32 DOM
6. 2026-05-04
   status Active 618-char remark

   Show marketing remark (647 chars)

   Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started—just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom. Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you’ll find local businesses and the Sheriff’s Office for added convenience and peace of mind. Don’t miss out—schedule your showing today!

7. 2026-05-04
   status Active 647-char remark

   Show marketing remark (647 chars)

   Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started—just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom. Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you’ll find local businesses and the Sheriff’s Office for added convenience and peace of mind. Don’t miss out—schedule your showing today!

8. 2026-04-09
   status Pending 618-char remark

   Show marketing remark (647 chars)

   Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started—just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom. Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you’ll find local businesses and the Sheriff’s Office for added convenience and peace of mind. Don’t miss out—schedule your showing today!

9. 2026-04-09
   status Pending 647-char remark

   Show marketing remark (647 chars)

   Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started—just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom. Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you’ll find local businesses and the Sheriff’s Office for added convenience and peace of mind. Don’t miss out—schedule your showing today!

10. 2026-04-04
    listed $120,000 Active 618-char remark

    Show marketing remark (647 chars)

    Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started—just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom. Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you’ll find local businesses and the Sheriff’s Office for added convenience and peace of mind. Don’t miss out—schedule your showing today!

11. 2026-04-04
    listed $120,000 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome to 800 West Dr, Westwego! This 2-bed, 2-bath home sits on a spacious 1-acre lot with renovations already started—just waiting for your finishing touch. A flexible third room is great for an office, nursery, or workout space, and just needs a closet to become a true bedroom. Enjoy creative landscaping, outdoor entertaining, or future expansion in this peaceful neighborhood. Priced to sell quickly, this is your chance to make it your own and add instant value. Nearby, you’ll find local businesses and the Sheriff’s Office for added convenience and peace of mind. Don’t miss out—schedule your showing today!

12. 2004-03-12
    soldstatus $96,900
13. 2004-03-01
    soldstatus $96,900
14. 2004-01-04
    listed $96,900
15. 2004-01-04
    listed $96,900

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $100/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: $16,870
• − Mortgage interest: −$6,162
• − Property taxes: −$1,204
• − Insurance: −$550
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,200
• Taxable income: $3,055
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $3,918/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: 32,031
• 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

+23.8% since first listed

10 events — show timeline

• 2026-05-04 Relisted — AcadianaMLS
• 2026-05-04 Relisted — GSREIN
• 2026-04-09 Pending — AcadianaMLS
• 2026-04-09 Pending — GSREIN
• 2026-04-04 Listed $120,000 GSREIN
• 2026-04-04 Listed $120,000 AcadianaMLS
• 2004-03-12 Sold (MLS) $96,900 GSREIN
• 2004-03-01 Sold (Public Records) $96,900 Public Records
• 2004-01-04 Listed $96,900 GSREIN
• 2004-01-04 Listed $96,900 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2025): $1,204 · -0.2% YoY. Source: county tax records.