324 Butler Dr, Westwego, LA 70094

Westwego, Louisiana, 70094

Tax LienpendingSells Aug 12, 2026 · 58 days ago

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Lot Size: 5,775
APN: 0500003147

Property Type: Single Family
County: Jefferson

Value

Market / AVM: $170,000

Mortgage & Debt

Last Sale

Public Record: $53,000; 05/03/2021

Opportunity

Opening Bid: $953
Bid / Value: 0.56%; of $170,000

Opening bid

$953

Assessed value

—

Market / AVM

$170,000

Taxes owed

—

Property facts enriched via rentcast · 8/14/2026

Ownership Information

Owner 1 Name: BROCKS REALTY LLC

Land/Location Information

APN: 0500003147
Property Type: Single Family
Land Use: Single Family
Lot Size: 0.13 acres
Lot Area: 5,775 SqFt.
County: Jefferson

Legal Description

Deal analysis

Your maximum bid

$91,550

Walk away above this. Projected profit at the ceiling: $51,000 (30% of ARV).

Opening bid $953

Room to bid $90,597

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$33,530

Under max by $58,020

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

—

p(redeem) prior

—

No historical bucket for LA|Tax Lien; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $170,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $170,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$13,600
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical LA range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical LA recording and deed issuance cost.: −$250
Holding costs (40 months)assumed Taxes, insurance, and securing the property at ~$255/month.: −$10,200
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$51,000
Maximum bid: $91,550

If the owner redeems

Flat penalty

You'd receive

$7,690

Window

1095 days

LA sells liens: the expected outcome is redemption with interest, not ownership. Taking title needs a separate foreclosure after 1095 days.

three years from recordation for most property; blighted or abandoned property redeems in eighteen months

Quoted elsewhere as 8% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE SYSTEM CHANGED ON 2026-01-01 AND MOST WRITING ABOUT LOUISIANA IS NOW WRONG. Acts 774 and 557 of 2024 replaced the ownership bid-down sale with a tax lien certificate auction. 'Tax sale title' is repealed, no adjudicated property is created after that date, and a bidder no longer ends up owning an undivided percentage of a house. Any guide, course or comparable sale predating 2026 describes the old mechanism.
Louisiana assesses land and residential improvements at 10% and 'other property' at 15%. On a commercial parcel actually assessed at 15%, dividing by 0.10 overstates value by half — the dangerous direction. The homestead exemption also removes a slice of assessed value on an owner-occupied home, so a bare assessed figure there understates the property. Check the classification and whether a homestead exemption is in force before treating a derived ARV as a valuation.

324 Butler Dr, Westwego, LA 70094

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Land/Location Information

Legal Description

324 Butler Dr, Westwego, LA 70094

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Land/Location Information

Legal Description

County records

Jefferson County rules

Historical comps

Verify before you bid