2440 W Sunnymeade Dr · Woodmere, LA 70058

$175,000

4 bd · 2.0 ba · 1,419 sqft · SingleFamily · 239 Days on market

Built 1978 5,998 sqft lot $123/sqft · 24% below area Est $232k · 24% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• 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

Investment opportunity for investors or buyers looking for the next renovation project.. Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

Key facts

• Two bathrooms
• Front yard space
• Fenced in back yard

Tags

• FRONT YARD SPACE
• FENCED IN BACK YARD
• BRICKED MANTLE
• WOOD BURNING FIREPLACE
• WALL TO WALL CABINETS
• TWO BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 239 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask is 8650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $82k; list at $175k implies a 112% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $231,714
• List price: $175,000
• Delta: -24.48%
• 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
2433 Lynnbrook Dr	0.09mi	4/2.0	1,437 (+1%)	5mo	$189,000	$132	90
2405 Tattersall Dr	0.15mi	3/2.0 (-1)	1,365 (-4%)	8mo	$228,250	$167	75
2445 Tattersall Dr	0.15mi	3/2.0 (-1)	1,500 (+6%)	10mo	$220,000	$147	70
3837 Eastview Dr	0.41mi	3/2.0 (-1)	1,500 (+6%)	5mo	$227,500	$152	62
4048 N Dells St	0.31mi	3/2.0 (-1)	1,559 (+10%)	4mo	$130,000	$83	61
3729 Eastview Dr	0.52mi	3/2.0 (-1)	1,450 (+2%)	10mo	$225,500	$156	59
4057 N Dells St	0.31mi	3/2.0 (-1)	1,300 (-8%)	14mo	$200,000	$154	55
2932 Cardinal Dr	0.52mi	4/2.0	1,225 (-14%)	5mo	$193,000	$158	49
4045 N Indigo Dr	0.60mi	3/2.0 (-1)	1,501 (+6%)	11mo	$242,000	$161	48
4056 S Windmere St	0.44mi	3/2.0 (-1)	1,281 (-10%)	14mo	$187,000	$146	47
2764 Foliage Dr	0.68mi	3/2.0 (-1)	1,300 (-8%)	7mo	$260,000	$200	43
2789 Foliage Dr	0.62mi	3/2.0 (-1)	1,623 (+14%)	14mo	$275,000	$169	31

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-8,844
• Equity at exit: $26,093

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,431
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$918
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $398

Break-even live

Break-even rent $1,485

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	43d	1	0.23mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	0.42mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	2d	1	0.42mi
3019 Aspin Dr Harvey, LA	3.0	1.0	900	$1,600	$1.78	23d	1	0.49mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	19d	1	0.94mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	43d	1	1.03mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	1.26mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	1.28mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	1.34mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	1.38mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.40mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.45mi

Listing history 29 events

1. 2026-06-19
   remarks 597-char remark
2. 2026-06-18
   days on market $175,000 Active 239 DOM
3. 2026-06-17
   days on market $175,000 Active 238 DOM
4. 2026-06-16
   days on market $175,000 Active 237 DOM
5. 2026-06-15
   days on market $175,000 Active 236 DOM
6. 2026-06-13
   days on market $175,000 Active 234 DOM
7. 2026-06-10
   days on market $175,000 Active 231 DOM
8. 2026-06-09
   days on market $175,000 Active 230 DOM
9. 2026-06-08
   days on market $175,000 Active 229 DOM
10. 2026-06-07
    days on market $175,000 Active 228 DOM
11. 2026-06-03
    days on market $175,000 Active 224 DOM
12. 2026-06-02
    days on market $175,000 Active 223 DOM
13. 2026-06-01
    days on market $175,000 Active 222 DOM
14. 2026-05-31
    days on market $175,000 Active 221 DOM
15. 2026-05-05
    price $175,000 526-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

16. 2026-05-05
    price $175,000 528-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

17. 2026-04-29
    listed $2,000
18. 2026-03-15
    price $185,000 526-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

19. 2026-03-15
    price $185,000 528-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

20. 2025-12-28
    price $195,000 526-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

21. 2025-12-28
    price $195,000 528-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

22. 2025-11-22
    price $205,000 526-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

23. 2025-11-22
    price $205,000 528-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

24. 2025-10-21
    listed $210,000 Active 526-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

25. 2025-10-21
    listed $210,000 Active 528-char remark

    Show marketing remark (528 chars)

    Investment opportunity for investors or buyers looking for the next renovation project. . Move in now and upgrade later in the Woodmere Subdivision. This ranch styled bricked spacious property features a fireplace in the living room, spacious kitchen with a bay window, four bedrooms, two bathrooms, independent laundry room, two car garage, and fenced in back yard. An opportunity to update at your own pace with cosmetic updates or modern finishes. All offers must accompany a pre-approval letter and or proof of cash please.

26. 1998-07-01
    soldstatus $82,500
27. 1998-06-25
    soldstatus $82,500
28. 1998-01-14
    listed $84,700
29. 1998-01-14
    listed $84,700

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,858
• − Mortgage interest: −$9,803
• − Property taxes: −$1,390
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$5,091
• Taxable income: $2,085
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $4,273/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

+106.6% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $175,000 AcadianaMLS
• 2026-05-05 Price Changed $175,000 GSREIN
• 2026-04-29 Listed for Rent $2,000 RAAMLS
• 2026-03-15 Price Changed $185,000 AcadianaMLS
• 2026-03-15 Price Changed $185,000 GSREIN
• 2025-12-28 Price Changed $195,000 AcadianaMLS
• 2025-12-28 Price Changed $195,000 GSREIN
• 2025-11-22 Price Changed $205,000 AcadianaMLS
• 2025-11-22 Price Changed $205,000 GSREIN
• 2025-10-21 Listed $210,000 GSREIN
• 2025-10-21 Listed $210,000 AcadianaMLS
• 1998-07-01 Sold (Public Records) $82,500 Public Records
• 1998-06-25 Sold (MLS) $82,500 GSREIN
• 1998-01-14 Listed $84,700 GSREIN
• 1998-01-14 Listed $84,700 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $1,390 · +0.3% YoY. Source: county tax records.