36 Woodchase Ct · Poydras, LA 70092

$156,500

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 151 Days on market

Built 1994 Est $152k · at est.

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +6.1/15.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks MLS

This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

Key facts

• Flood zone x
• Huge carport
• Storage shed

Tags

• 3 YEAR OLD ROOF
• FLOOD ZONE X
• HUGE CARPORT
• GRANITE COUNTER IN KITCHEN
• GENERATOR HOOKUP
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#309 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Market conditions: 54 active listings in the ZIP; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

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.
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $137,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $151,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Woodchase Ct	0.00mi	3/1.0	1,100 (0%)	1mo	$145,900	$133	99
3024 Farmsite Rd	0.10mi	3/1.0	1,100 (0%)	0mo	$168,000	$153	95
2504 Torres Dr	0.15mi	3/1.5	1,144 (+4%)	13mo	$112,000	$98	74
2501 Torres Dr	0.18mi	3/1.0	1,151 (+5%)	13mo	$172,000	$149	73
2316 Torres Dr	0.23mi	2/2.0 (-1)	1,100 (0%)	11mo	$152,500	$139	71
2704 Torres Dr	0.05mi	3/2.0	1,253 (+14%)	3mo	$190,000	$152	68
1908 Suzi Dr	0.57mi	3/1.0	1,000 (-9%)	12mo	$45,000	$45	49
2617 Meadowlark Dr	0.51mi	3/2.0	1,226 (+12%)	13mo	$175,000	$143	43
2012 Redbird Dr	0.64mi	3/2.0	1,238 (+12%)	6mo	$62,500	$50	40
2516 Kingbird Blvd	0.74mi	3/2.0	1,232 (+12%)	3mo	$120,000	$97	39
2605 Meadowlark Dr	0.50mi	3/2.0	1,237 (+12%)	16mo	$122,000	$99	38
2009 Redbird Dr	0.65mi	3/2.0	1,246 (+13%)	20mo	$172,500	$138	27

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,301
• Equity at exit: $23,335

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $19,048
• Equity at exit: $13,531

Cash invested: $43,820 (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 70092

• Home prices YoY: -3.7%
• Active inventory: 54
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$821
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $299

Break-even live

Break-even rent $1,312

Max offer price $156,500

Occupancy floor 77%

Sensitivity live

Price	-10% $388	-5% $344	+0% $299	+5% $255	+10% $211
Rent	-10% $166	-5% $232	+0% $299	+5% $366	+10% $433
Rate	-1.0pp $378	-0.5pp $339	base $299	+0.5pp $259	+1.0pp $217

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-16
   status Pending 588-char remark

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

2. 2026-04-16
   status Pending

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

3. 2026-04-03
   price $156,500 588-char remark

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

4. 2026-04-03
   price $156,500

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

5. 2026-02-23
   price $158,500 588-char remark

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

6. 2026-02-23
   price $158,500

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

7. 2026-02-12
   price $159,500 588-char remark

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

8. 2026-02-12
   price $159,500

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

9. 2026-01-22
   price $169,500 588-char remark

   Show marketing remark (588 chars)

   This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

10. 2026-01-22
    price $169,500

    Show marketing remark (588 chars)

    This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

11. 2025-12-02
    price $175,000 588-char remark

    Show marketing remark (588 chars)

    This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

12. 2025-12-02
    price $175,000

    Show marketing remark (588 chars)

    This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

13. 2025-11-23
    price $180,000
14. 2025-11-16
    listed $180,000 Active 588-char remark

    Show marketing remark (588 chars)

    This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

15. 2025-11-16
    listed $183,000 Active

    Show marketing remark (588 chars)

    This exceptional three-bedroom residence is highlighted by its meticulous maintenance, featuring a three-year-old roof that benefits insurance costs, and a desirable flood zone X location. The property's advantages include a spacious carport, fence, granite kitchen countertops, and the inclusion of all appliances. Furthermore, the home boasts tray ceilings, a bar top, generator hookup, a newly painted interior, storage shed, and an all-brick exterior. Homes of this quality rarely become available and will not remain on the market for long. This property is completely move-in ready.

16. 2025-07-27
    soldstatus $166,000
17. 2025-07-26
    listed $166,000
18. 2025-07-26
    listed $166,000
19. 1997-10-14
    soldstatus $61,000
20. 1997-09-30
    soldstatus $61,000
21. 1997-06-16
    listed $62,000
22. 1997-06-16
    listed $62,000

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/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 (shaded) · 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 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: $20,293
• − Mortgage interest: −$8,766
• − Property taxes: −$1,012
• − Insurance: −$1,580
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,553
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $3,319/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)

No district data.

Livability — Poydras

• Score: 58/100
• State rank: #309
• US rank: #21341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poydras, LA
• Population (ZIP): 6,784

Population outlook (St. Bernard County) Hauer SSP2

• Today (2025): 66,513 people
• By 2030: 77,768 · +16.9%
• By 2040: 101,296 · +52.3%
• By 2050: 125,770 · +89.1%
• By 2075: 188,160 · +182.9%
• By 2100: 239,339 · +259.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 46% Black 43% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Iranian 1% Hispanic 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · St. Bernard

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: +16.1pp toward D · 2008: -45.4pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+28.5 2016: R+33.4 2012: R+24.7 2008: R+45.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.36%
• Current HPI: 218.6728
• 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

+152.4% since first listed

22 events — show timeline

• 2026-04-16 Pending — AcadianaMLS
• 2026-04-16 Pending — GSREIN
• 2026-04-03 Price Changed $156,500 AcadianaMLS
• 2026-04-03 Price Changed $156,500 GSREIN
• 2026-02-23 Price Changed $158,500 AcadianaMLS
• 2026-02-23 Price Changed $158,500 GSREIN
• 2026-02-12 Price Changed $159,500 AcadianaMLS
• 2026-02-12 Price Changed $159,500 GSREIN
• 2026-01-22 Price Changed $169,500 AcadianaMLS
• 2026-01-22 Price Changed $169,500 GSREIN
• 2025-12-02 Price Changed $175,000 AcadianaMLS
• 2025-12-02 Price Changed $175,000 GSREIN
• 2025-11-23 Price Changed $180,000 GSREIN
• 2025-11-16 Listed $183,000 GSREIN
• 2025-11-16 Listed $180,000 AcadianaMLS
• 2025-07-27 Sold (MLS) $166,000 GSREIN
• 2025-07-26 Listed $166,000 AcadianaMLS
• 2025-07-26 Listed $166,000 GSREIN
• 1997-10-14 Sold (Public Records) $61,000 Public Records
• 1997-09-30 Sold (MLS) $61,000 GSREIN
• 1997-06-16 Listed $62,000 AcadianaMLS
• 1997-06-16 Listed $62,000 GSREIN

Property tax history

+4.2%/yr

Latest (2025): $1,012 · +45.1% YoY. Source: county tax records.