3105 Primwood Dr · Woodmere, LA 70059

$152,000

4 bd · 2.0 ba · 1,770 sqft · SingleFamily · 243 Days on market

Built 1986 Est $234k · 35% under

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Why this score? — see what drove the A- 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
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

Key facts

• Ample cabinetry
• Covered patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• LARGE FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 6.7% in Woodmere — 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 62/100 on livability (#216 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, 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: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $152k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.97% ✓
• Cap rate: 17.32%
• Cash-on-cash: 39.40%
• DSCR: 2.75
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $233,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Primwood Dr	0.04mi	4/2.0	1,770 (0%)	8mo	$235,000	$133	91
3137 Touchwood Dr	0.12mi	4/2.0	1,805 (+2%)	11mo	$240,000	$133	82
3836 Agateway Dr	0.28mi	4/2.0	1,728 (-2%)	9mo	$247,000	$143	76
3720 Agateway Dr	0.34mi	4/2.0	1,840 (+4%)	11mo	$236,000	$128	68
3821 Liro Ln	0.45mi	3/2.0 (-1)	1,778 (+0%)	14mo	$239,900	$135	62
3828 Chadwood	0.71mi	4/2.0	1,800 (+2%)	6mo	$110,000	$61	60
3712 Melissa Dr	0.67mi	3/2.0 (-1)	1,721 (-3%)	2mo	$237,000	$138	57
3833 Morriswood Dr	0.34mi	3/2.0 (-1)	1,900 (+7%)	12mo	$250,000	$132	56
2932 Keith Way Dr	0.35mi	4/2.0	2,018 (+14%)	5mo	$255,000	$126	56
3844 Red Cedar Ln	0.18mi	4/2.0	1,960 (+11%)	22mo	$245,000	$125	55
3701 Dulaney St	0.48mi	3/2.0 (-1)	1,986 (+12%)	1mo	$232,000	$117	51
3820 Chadwood Dr	0.71mi	3/2.0 (-1)	1,920 (+8%)	21mo	$225,000	$117	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 3.42×
• Total profit: $103,106
• Equity at exit: $68,346

10-year hold

• IRR: 42.9%
• Equity multiple: 6.84×
• Total profit: $248,341
• Equity at exit: $105,329

Cash invested: $42,560 (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 70059

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$63
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,331

Break-even live

Break-even rent $1,315

Max offer price $152,000

Occupancy floor 51%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.42mi

Listing history 16 events

1. 2026-02-04
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

2. 2026-02-04
   status Pending

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

3. 2025-10-26
   price $152,000 722-char remark

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

4. 2025-10-26
   price $152,000

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

5. 2025-08-08
   price $178,500 722-char remark

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

6. 2025-08-08
   price $178,500

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

7. 2025-06-06
   listed $185,000 Active 722-char remark

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

8. 2025-06-06
   listed $185,000 Active

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

9. 2025-06-06
   listed $178,500 Active

   Show marketing remark (722 chars)

   Welcome to 3105 Primwood Drive, a beautifully maintained home in the heart of Harvey, LA! This move-in ready property features 4 spacious bedrooms, 2 full bathrooms, and an open-concept living and dining area for entertaining. The updated kitchen boasts granite countertops, stainless steel appliances, and ample cabinetry for all your culinary needs. Enjoy outdoor gatherings in the large, fenced backyard with a covered patio. Additional highlights include a two-car garage, wood-look flooring throughout, and a roof replaced in recent years. Conveniently located by shopping, dining, and quick access to the Westbank Expressway--this home blends comfort and practicality with style. Schedule your private showing today!

10. 1995-08-01
    listed
11. 1995-08-01
    listed
12. 1995-08-01
    soldstatus $60,500
13. 1995-07-31
    soldstatus $60,500
14. 1995-07-21
    soldstatus $52,000
15. 1995-01-30
    listed $45,000
16. 1995-01-30
    listed $45,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,348 · $112/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 8/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$8,514
• − Property taxes: −$1,348
• − Insurance: −$1,558
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$4,422
• Taxable income: $14,398
• Est. tax owed @ 24.0%: −$3,456
• After-tax cash flow: $12,514/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 — Woodmere

• Score: 62/100
• State rank: #216
• US rank: #16658

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodmere, LA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+237.8% since first listed

16 events — show timeline

• 2026-02-04 Pending — AcadianaMLS
• 2026-02-04 Pending — GSREIN
• 2025-10-26 Price Changed $152,000 AcadianaMLS
• 2025-10-26 Price Changed $152,000 GSREIN
• 2025-08-08 Price Changed $178,500 AcadianaMLS
• 2025-08-08 Price Changed $178,500 GSREIN
• 2025-06-06 Listed $178,500 AcadianaMLS
• 2025-06-06 Listed $185,000 GSREIN
• 2025-06-06 Listed $185,000 AcadianaMLS
• 1995-08-01 Sold (Public Records) $60,500 Public Records
• 1995-08-01 Listed — GSREIN
• 1995-08-01 Listed — AcadianaMLS
• 1995-07-31 Sold (MLS) $60,500 GSREIN
• 1995-07-21 Sold (MLS) $52,000 GSREIN
• 1995-01-30 Listed $45,000 AcadianaMLS
• 1995-01-30 Listed $45,000 GSREIN

Property tax history

+1.3%/yr

Latest (2025): $1,348 · +0.3% YoY. Source: county tax records.