505 Dandelion Dr · Waggaman, LA 70094

$115,000

3 bd · 1.5 ba · 1,214 sqft · SingleFamily · 79 Days on market

Built 1979 5,301 sqft lot $95/sqft · 34% below area Est $176k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

Key facts

• Ample cabinetry
• Large backyard
• Natural light

Tags

• OPEN LIVING AND DINING AREA
• SPACIOUS BREAKFAST BAR
• AMPLE CABINETRY
• NATURAL LIGHT
• LARGE BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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.
• Current owner paid $36k; list at $115k implies a 219% gain — meaningful room to come down on a strong offer.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $175,566
• List price: $115,000
• Delta: -34.50%
• 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
201 Gardenia Ln	0.03mi	4/2.0 (+1)	1,231 (+1%)	4mo	$205,000	$167	85
120 Gardenia Ln	0.09mi	3/2.0	1,320 (+9%)	1mo	$115,000	$87	78
132 Morning Glory Ln	0.33mi	3/2.0	1,198 (-1%)	7mo	$198,000	$165	75
33 Megehee Ct	0.42mi	3/2.0	1,200 (-1%)	2mo	$230,000	$192	75
128 Evergold Ln	0.12mi	4/2.0 (+1)	1,300 (+7%)	1mo	$115,000	$88	74
11 Halle Pl	0.58mi	3/1.0	1,162 (-4%)	5mo	$155,000	$133	59
38 Willard Pl	0.51mi	3/2.0	1,300 (+7%)	4mo	$183,500	$141	59
41 Camellia Ln	0.28mi	2/1.0 (-1)	1,069 (-12%)	3mo	$145,000	$136	58
20 Davenport St	0.45mi	4/2.0 (+1)	1,112 (-8%)	3mo	$200,000	$180	56
57 Duffy St	0.69mi	3/2.0	1,260 (+4%)	6mo	$155,000	$123	55
30 Helis Dr	0.69mi	3/1.0	1,326 (+9%)	0mo	$200,000	$151	50
500 Helis Dr	0.38mi	4/2.0 (+1)	1,386 (+14%)	5mo	$254,900	$184	47

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: 10.0%
• Equity multiple: 1.38×
• Total profit: $12,234
• Equity at exit: $17,147

10-year hold

• IRR: 16.5%
• Equity multiple: 2.16×
• Total profit: $37,363
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$603
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $564

Break-even live

Break-even rent $1,025

Max offer price $115,000

Occupancy floor 63%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Daffodil Ln Westwego, LA	3.0	1.0	837	$1,600	$1.91	43d	1	0.25mi
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	14d	1	0.40mi
30 Imogene St Westwego, LA	3.0	2.0	1300	$1,849	$1.42	43d	1	0.47mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	43d	1	0.55mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	23d	1	0.55mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	4d	1	0.59mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	2d	1	1.44mi
512 Bellview St River Ridge, LA	2.0	1.0	840	$1,250	$1.49	2d	1	1.46mi
512 Bellview St River Ridge, LA	2.0	1.0	840	$1,250	$1.49	3d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 79 DOM
2. 2026-06-17
   days on market $115,000 Active 78 DOM
3. 2026-06-16
   days on market $115,000 Active 77 DOM
4. 2026-06-15
   days on market $115,000 Active 76 DOM
5. 2026-06-13
   days on market $115,000 Active 74 DOM
6. 2026-06-10
   days on market $115,000 Active 71 DOM
7. 2026-06-09
   days on market $115,000 Active 70 DOM
8. 2026-06-08
   days on market $115,000 Active 69 DOM
9. 2026-06-07
   days on market $115,000 Active 68 DOM
10. 2026-06-03
    days on market $115,000 Active 64 DOM
11. 2026-06-02
    days on market $115,000 Active 63 DOM
12. 2026-06-01
    days on market $115,000 Active 62 DOM
13. 2026-05-31
    days on market $115,000 Active 61 DOM
14. 2026-04-28
    status Active 1260-char remark

    Show marketing remark (1260 chars)

    BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

15. 2026-04-28
    status Active 1260-char remark

    Show marketing remark (1260 chars)

    BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

16. 2026-04-10
    status Pending 1260-char remark

    Show marketing remark (1260 chars)

    BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

17. 2026-04-10
    historical Active Under Contract 1260-char remark

    Show marketing remark (1260 chars)

    BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

18. 2026-03-31
    listed $115,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

19. 2026-03-31
    listed $115,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    BACK ON THE MARKET!! Welcome to 505 Dandelion Drive, an excellent opportunity for investors or buyers looking to add value and make a space their own. This single-story home offers a functional layout with an open living and dining area that flows seamlessly into the kitchen, creating a solid foundation for customization and future improvements. A spacious breakfast bar provides additional seating and defines the kitchen space, while ample cabinetry offers plenty of storage. The living area features natural light and an easy, adaptable layout, ready to be reimagined to suit a variety of styles and needs. Generously sized bedrooms and practical living spaces offer flexibility for both personal use and rental potential. Outside, the property includes a large backyard with a covered patio, ideal for outdoor entertaining or creating a private retreat. A detached shed adds extra storage, and the extended driveway with covered parking accommodates multiple vehicles. Located just minutes from local amenities, schools and major roadways, this property combines accessibility with opportunity. Whether you're expanding your investment portfolio or searching for your next project, 505 Dandelion Drive is full of potential and ready for its next chapter!

20. 1995-06-01
    soldstatus $36,000
21. 1995-05-31
    soldstatus $36,000
22. 1995-01-18
    listed $38,000
23. 1995-01-18
    listed $38,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,875
• − Mortgage interest: −$6,442
• − Property taxes: −$1,112
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$3,345
• Taxable income: $5,263
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,507/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

+202.6% since first listed

10 events — show timeline

• 2026-04-28 Relisted — AcadianaMLS
• 2026-04-28 Relisted — GSREIN
• 2026-04-10 Pending — AcadianaMLS
• 2026-04-10 Contingent — GSREIN
• 2026-03-31 Listed $115,000 GSREIN
• 2026-03-31 Listed $115,000 AcadianaMLS
• 1995-06-01 Sold (Public Records) $36,000 Public Records
• 1995-05-31 Sold (MLS) $36,000 GSREIN
• 1995-01-18 Listed $38,000 GSREIN
• 1995-01-18 Listed $38,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $1,112 · +0.3% YoY. Source: county tax records.