3110 Tyla Ct · Woodmere, LA 70058

$173,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 208 Days on market

Built 2002 7,501 sqft lot $115/sqft · 25% below area Est $231k · 25% under

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Why this score? — see what drove the C+ 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

Key facts

• Open floor plan
• Deep lot
• Cul de sac

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• CUL DE SAC
• DEEP LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.4% 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: 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: Woodmere School (math 8% / reading 13%, grade F, #594 of 646 statewide, top 92%, 385 students, 76% FRL); Harry S Truman School (math 7% / reading 18%, grade F, #546 of 646 statewide, top 85%, 541 students, 78% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL) — zoned schools at 73% FRL track the district average.
• Zoned-school proficiency averages 15% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.9%/yr); 189 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($62k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $173k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $152,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $230,723
• List price: $173,000
• Delta: -25.02%
• 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
3837 Eastview Dr	0.16mi	3/2.0	1,500 (+0%)	5mo	$227,500	$152	88
3729 Eastview Dr	0.02mi	3/2.0	1,450 (-3%)	10mo	$225,500	$156	85
3820 Greenbriar Ln	0.14mi	3/2.0	1,610 (+8%)	14mo	$230,000	$143	69
3861 Nathan Kornman Dr	0.38mi	3/2.0	1,633 (+9%)	1mo	$219,900	$135	66
2445 Tattersall Dr	0.60mi	3/2.0	1,500 (+0%)	10mo	$220,000	$147	63
3837 Redbud Ln	0.20mi	3/2.0	1,658 (+11%)	12mo	$247,000	$149	63
4045 N Indigo Dr	0.69mi	3/2.0	1,501 (+0%)	11mo	$242,000	$161	58
2433 Lynnbrook Dr	0.58mi	4/2.0 (+1)	1,437 (-4%)	5mo	$189,000	$132	57
3712 Melissa Dr	0.38mi	3/2.0	1,721 (+15%)	2mo	$237,000	$138	55
3749 Glenoak Dr	0.53mi	3/2.0	1,432 (-4%)	17mo	$193,000	$135	54
2405 Tattersall Dr	0.67mi	3/2.0	1,365 (-9%)	8mo	$228,250	$167	47
4009 Deerglen Dr	0.57mi	3/2.0	1,665 (+11%)	14mo	$210,000	$126	43

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-11,313
• Equity at exit: $25,795

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,304
• Equity at exit: $14,958

Cash invested: $48,440 (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 70058

• Rents YoY: -3.9%
• Active inventory: 189
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$907
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $348

Break-even live

Break-even rent $1,402

Max offer price $173,000

Occupancy floor 76%

Sensitivity live

Price	-10% $446	-5% $397	+0% $348	+5% $299	+10% $250
Rent	-10% $202	-5% $275	+0% $348	+5% $420	+10% $493
Rate	-1.0pp $435	-0.5pp $392	base $348	+0.5pp $303	+1.0pp $257

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3019 Aspin Dr Harvey, LA	3.0	1.0	900	$1,600	$1.78	25d	1	0.22mi
3014 Destrehan Ave Harvey, LA	2.0	2.0	1150	$1,600	$1.39	45d	1	0.23mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	0.73mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	5d	1	0.73mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	45d	1	0.73mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	25d	1	0.87mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	45d	1	0.94mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	21d	1	1.31mi

Listing history 33 events

1. 2026-06-21
   days on market $173,000 Active 208 DOM
2. 2026-06-18
   days on market $173,000 Active 205 DOM
3. 2026-06-17
   days on market $173,000 Active 204 DOM
4. 2026-06-16
   days on market $173,000 Active 203 DOM
5. 2026-06-15
   days on market $173,000 Active 202 DOM
6. 2026-06-13
   days on market $173,000 Active 200 DOM
7. 2026-06-10
   days on market $173,000 Active 197 DOM
8. 2026-06-09
   days on market $173,000 Active 196 DOM
9. 2026-06-08
   days on market $173,000 Active 195 DOM
10. 2026-06-07
    days on market $173,000 Active 194 DOM
11. 2026-06-03
    days on market $173,000 Active 190 DOM
12. 2026-06-02
    days on market $173,000 Active 189 DOM
13. 2026-06-01
    days on market $173,000 Active 188 DOM
14. 2026-05-31
    days on market $173,000 Active 187 DOM
15. 2026-04-30
    status Active 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

16. 2026-04-30
    status Active 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

17. 2026-04-29
    historical Active Under Contract 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

18. 2026-03-24
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

19. 2026-03-24
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

20. 2026-01-02
    price $173,000 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

21. 2026-01-02
    price $173,000 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

22. 2026-01-01
    price $145,000 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

23. 2026-01-01
    status Active 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

24. 2026-01-01
    price $145,000 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

25. 2025-10-14
    historical 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

26. 2025-07-31
    listed $197,000 Active 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

27. 2025-07-31
    listed $197,000 Active 156-char remark

    Show marketing remark (156 chars)

    Ready to Sell. Open floor plan with a large kitchen open to the living room. Master bedroom is 18 x 14. House sit in a cul de sac with a deep lot of 150 ft.

28. 2015-04-27
    soldstatus $85,000 Sold
29. 2014-11-11
    listed $85,000
30. 2014-11-11
    listed $85,000
31. 2013-07-03
    listed $103,000
32. 2013-07-03
    listed $103,000
33. 2003-07-01
    soldstatus $106,500

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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: $22,102
• − Mortgage interest: −$9,691
• − Property taxes: −$1,536
• − Insurance: −$865
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,033
• Taxable income: $1,441
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,826/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
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,578
• Household income: $62,416
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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 0.60)
• Race & ethnicity: Black 58% White 20% Hispanic / Latino 13% Asian 7% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Dominican 1%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 10% Vietnamese 5% French/Haitian/Cajun 2%

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: ▼ -96.82%
• Current HPI: 156.1052
• Rent YoY: ▼ -3.88%
• 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

+62.4% since first listed

19 events — show timeline

• 2026-04-30 Relisted — AcadianaMLS
• 2026-04-30 Relisted — GSREIN
• 2026-04-29 Contingent — GSREIN
• 2026-03-24 Pending — AcadianaMLS
• 2026-03-24 Pending — GSREIN
• 2026-01-02 Price Changed $173,000 AcadianaMLS
• 2026-01-02 Price Changed $173,000 GSREIN
• 2026-01-01 Price Changed $145,000 AcadianaMLS
• 2026-01-01 Relisted — GSREIN
• 2026-01-01 Price Changed $145,000 GSREIN
• 2025-10-14 Listing Removed — GSREIN
• 2025-07-31 Listed $197,000 GSREIN
• 2025-07-31 Listed $197,000 AcadianaMLS
• 2015-04-27 Sold (MLS) $85,000 GSREIN
• 2014-11-11 Listed $85,000 AcadianaMLS
• 2014-11-11 Listed $85,000 GSREIN
• 2013-07-03 Listed $103,000 GSREIN
• 2013-07-03 Listed $103,000 AcadianaMLS
• 2003-07-01 Sold (Public Records) $106,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,536 · +0.3% YoY. Source: county tax records.