3716 Inwood Dr · Woodmere, LA 70058

$190,000

3 bd · 2.5 ba · 2,196 sqft · SingleFamily · 271 Days on market

Built 1988 Est $248k · 23% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• 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

3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

Key facts

• Living room
• Den with wet bar
• Garage

Tags

• KITCHEN WITH BREAKFAST NOOK
• DESIGNATED DINING ROOM
• LIVING ROOM
• DEN WITH WET BAR
• BACKYARD WITH A PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Rents falling (-3.9%/yr); 187 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 41% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $190k implies a 160% 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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: 1.11% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $248,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3716 Inwood Dr	0.00mi	3/2.5	2,196 (0%)	1mo	$175,000	$80	99
3812 Chadwood Dr	0.19mi	4/2.5 (+1)	2,300 (+5%)	3mo	$207,000	$90	76
3701 Dulaney St	0.17mi	3/2.0	1,986 (-10%)	1mo	$232,000	$117	73
3889 Chriswood Ln	0.49mi	3/2.5	2,118 (-4%)	2mo	$120,000	$57	69
3884 Chinkapin St	0.42mi	4/2.5 (+1)	2,275 (+4%)	1mo	$233,000	$102	69
3864 Nathan Kornman Dr	0.35mi	3/2.0	1,986 (-10%)	2mo	$228,000	$115	65
3832 Redbud Ln	0.61mi	3/2.5	2,100 (-4%)	0mo	$121,600	$58	64
3832 Burntwood Dr	0.49mi	4/2.5 (+1)	2,300 (+5%)	1mo	$269,900	$117	63
3872 Accacia Ln	0.61mi	4/2.0 (+1)	2,164 (-2%)	1mo	$245,000	$113	61
2932 Keith Way Dr	0.35mi	4/2.0 (+1)	2,018 (-8%)	5mo	$255,000	$126	59
3837 Deer Run Ln	0.67mi	3/2.0	1,986 (-10%)	4mo	$138,000	$69	48
2513 W Catawba Dr	0.73mi	3/2.0	1,986 (-10%)	5mo	$244,800	$123	44

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,469
• Equity at exit: $28,330

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,017
• Equity at exit: $16,428

Cash invested: $53,200 (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 70058

• Rents YoY: -3.9%
• Active inventory: 187
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$996
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $400

Break-even live

Break-even rent $1,600

Max offer price $190,000

Occupancy floor 76%

Sensitivity live

Price	-10% $508	-5% $454	+0% $400	+5% $346	+10% $293
Rent	-10% $234	-5% $317	+0% $400	+5% $483	+10% $567
Rate	-1.0pp $496	-0.5pp $449	base $400	+0.5pp $351	+1.0pp $301

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	44d	1	0.95mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	24d	1	0.98mi
2424 Oakmere Dr Harvey, LA	4.0	2.0	3000	$2,400	$0.80	24d	1	1.12mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	44d	1	1.13mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	4d	1	1.17mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	2d	1	1.17mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	24d	1	1.18mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	20d	1	1.46mi

Listing history 11 events

1. 2026-04-06
   status Pending 225-char remark

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

2. 2026-04-06
   status Pending

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

3. 2026-02-24
   price $190,000 225-char remark

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

4. 2026-02-24
   price $190,000

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

5. 2025-10-06
   price $205,000 225-char remark

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

6. 2025-10-06
   price $205,000

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

7. 2025-08-08
   price $218,000 225-char remark

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

8. 2025-08-08
   price $218,000

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

9. 2025-07-09
   listed $223,000 Active 225-char remark

   Show marketing remark (225 chars)

   3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

10. 2025-07-09
    listed $223,000 Active

    Show marketing remark (225 chars)

    3 BEDROOMS, 2 AND A HALF BATHROOMS IN AN X FLOOD ZONE!!! KITCHEN WITH BREAKFAST NOOK, A DESIGNATED DINING ROOM, LIVING ROOM AND A DEN WITH WET BAR. 2 CAR ATTACHED GARAGE. BACKYARD WITH A PATIO. LOTS OF SPACE TO MAKE YOUR OWN.

11. 1988-11-01
    soldstatus $73,197

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,285
• − Mortgage interest: −$10,643
• − Property taxes: −$1,468
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$5,527
• Taxable income: $1,854
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $4,358/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

+159.6% since first listed

11 events — show timeline

• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GSREIN
• 2026-02-24 Price Changed $190,000 AcadianaMLS
• 2026-02-24 Price Changed $190,000 GSREIN
• 2025-10-06 Price Changed $205,000 AcadianaMLS
• 2025-10-06 Price Changed $205,000 GSREIN
• 2025-08-08 Price Changed $218,000 AcadianaMLS
• 2025-08-08 Price Changed $218,000 GSREIN
• 2025-07-09 Listed $223,000 GSREIN
• 2025-07-09 Listed $223,000 AcadianaMLS
• 1988-11-01 Sold (Public Records) $73,197 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,468 · +0.3% YoY. Source: county tax records.