2552 E Catawba Dr · Woodmere, LA 70058

$215,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily · 241 Days on market

Built 1979 6,969 sqft lot $130/sqft · 13% below area Est $246k · 13% 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 +19.5/30.0
• ARV discount +13.3/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• 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

Come see your future home in this quiet Woodmere subdivision. This is a lovely ranch style house featuring 3 bedrooms and 2 bathrooms. The master has an en suite and a large closet. There is a nice size living room and a den as well. The roof is 3 years old. The patio is enclosed for privacy and entertaining but is not considered living space. You also have a 2 car garage with gray epoxy floor paint and your washer and dryer hookups.

Key facts

• Large closet
• En suite
• Ranch style house

Tags

• WOODMERE SUBDIVISION
• RANCH STYLE HOUSE
• EN SUITE
• LARGE CLOSET
• ENCLOSED PATIO
• FRUIT BEARING TREE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (7.6% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 28y ago; this cycle's ask is 10650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1979 — 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: 0.92% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $246,497
• List price: $215,000
• Delta: -12.78%
• 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
2536 Eastview Dr	0.22mi	3/2.0	1,747 (+5%)	1mo	$127,300	$73	80
3861 Nathan Kornman Dr	0.38mi	3/2.0	1,633 (-2%)	1mo	$219,900	$135	79
2721 S Birchfield Dr	0.30mi	3/2.0	1,743 (+5%)	2mo	$190,000	$109	76
4056 Paige Janette St	0.42mi	3/2.0	1,741 (+5%)	0mo	$222,500	$128	72
3837 Eastview Dr	0.24mi	3/2.0	1,500 (-10%)	5mo	$227,500	$152	69
3804 Chriswood Ln	0.34mi	4/2.0 (+1)	1,788 (+8%)	3mo	$260,000	$145	64
3712 Melissa Dr	0.63mi	3/2.0	1,721 (+4%)	2mo	$237,000	$138	62
3805 S Deerwood Dr	0.40mi	4/2.0 (+1)	1,754 (+6%)	6mo	$235,000	$134	62
4048 N Dells St	0.54mi	3/2.0	1,559 (-6%)	4mo	$130,000	$83	61
2433 Lynnbrook Dr	0.26mi	4/2.0 (+1)	1,437 (-13%)	5mo	$189,000	$132	57
3828 Chadwood	0.46mi	4/2.0 (+1)	1,800 (+9%)	6mo	$110,000	$61	55
4065 Post Dr	0.75mi	4/2.0 (+1)	1,883 (+14%)	3mo	$110,000	$58	35

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-29,385
• Equity at exit: $32,057

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-33,646
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $178

Break-even live

Break-even rent $1,762

Max offer price $215,000

Occupancy floor 86%

Sensitivity live

Price	-10% $299	-5% $238	+0% $178	+5% $117	+10% $56
Rent	-10% $21	-5% $99	+0% $178	+5% $256	+10% $334
Rate	-1.0pp $286	-0.5pp $232	base $178	+0.5pp $122	+1.0pp $65

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 Destrehan Ave Harvey, LA	2.0	2.0	1150	$1,600	$1.39	44d	1	0.45mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	44d	1	0.46mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	0.62mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	2d	1	0.62mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	20d	1	0.96mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	1.15mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	24d	1	1.21mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	44d	1	1.29mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	24d	1	1.35mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	1.41mi

Listing history 40 events

1. 2026-06-18
   days on market $215,000 Active 241 DOM
2. 2026-06-17
   days on market $215,000 Active 240 DOM
3. 2026-06-16
   days on market $215,000 Active 239 DOM
4. 2026-06-15
   days on market $215,000 Active 238 DOM
5. 2026-06-13
   days on market $215,000 Active 236 DOM
6. 2026-06-10
   days on market $215,000 Active 233 DOM
7. 2026-06-09
   days on market $215,000 Active 232 DOM
8. 2026-06-08
   days on market $215,000 Active 231 DOM
9. 2026-06-07
   days on market $215,000 Active 230 DOM
10. 2026-06-03
    days on market $215,000 Active 226 DOM
11. 2026-06-02
    days on market $215,000 Active 225 DOM
12. 2026-06-01
    days on market $215,000 Active 224 DOM
13. 2026-05-31
    days on market $215,000 Active 223 DOM
14. 2026-03-02
    historical $1,900
15. 2026-01-07
    price $1,900
16. 2025-10-21
    listed $2,000
17. 2025-10-15
    listed $215,000 Active 437-char remark

    Show marketing remark (437 chars)

    Come see your future home in this quiet Woodmere subdivision. This is a lovely ranch style house featuring 3 bedrooms and 2 bathrooms. The master has an en suite and a large closet. There is a nice size living room and a den as well. The roof is 3 years old. The patio is enclosed for privacy and entertaining but is not considered living space. You also have a 2 car garage with gray epoxy floor paint and your washer and dryer hookups.

18. 2025-10-15
    listed $215,000 Active 437-char remark

    Show marketing remark (437 chars)

    Come see your future home in this quiet Woodmere subdivision. This is a lovely ranch style house featuring 3 bedrooms and 2 bathrooms. The master has an en suite and a large closet. There is a nice size living room and a den as well. The roof is 3 years old. The patio is enclosed for privacy and entertaining but is not considered living space. You also have a 2 car garage with gray epoxy floor paint and your washer and dryer hookups.

19. 2025-07-29
    price $215,000
20. 2025-07-29
    price $215,000
21. 2025-05-10
    price $220,000
22. 2025-05-10
    price $220,000
23. 2025-01-14
    listed $230,000 Active
24. 2022-12-29
    soldstatus $201,000 Closed
25. 2022-11-21
    status Pending
26. 2022-11-11
    status Active
27. 2022-10-29
    status Pending
28. 2022-10-11
    listed $205,000
29. 2022-10-11
    listed $205,000 Active
30. 2011-03-17
    soldstatus $77,000
31. 2010-12-27
    listed $78,500
32. 2010-12-27
    listed $78,500
33. 2006-07-28
    soldstatus $150,000
34. 2006-07-24
    soldstatus $150,000
35. 2006-06-14
    listed $154,500
36. 2006-06-14
    listed $154,500
37. 1998-08-14
    soldstatus $68,000
38. 1998-08-01
    soldstatus $68,000
39. 1998-06-02
    listed $66,500
40. 1998-06-02
    listed $66,500

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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 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: $23,844
• − Mortgage interest: −$12,043
• − Property taxes: −$1,305
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$6,255
• Taxable loss: −$1,446
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $2,477/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

-97.1% since first listed

27 events — show timeline

• 2026-03-02 Rental Removed $1,900 GSREIN
• 2026-01-07 Price Changed $1,900 GSREIN
• 2025-10-21 Listed for Rent $2,000 GSREIN
• 2025-10-15 Listed $215,000 AcadianaMLS
• 2025-10-15 Listed $215,000 GSREIN
• 2025-07-29 Price Changed $215,000 AcadianaMLS
• 2025-07-29 Price Changed $215,000 GSREIN
• 2025-05-10 Price Changed $220,000 AcadianaMLS
• 2025-05-10 Price Changed $220,000 GSREIN
• 2025-01-14 Listed $230,000 AcadianaMLS
• 2022-12-29 Sold (MLS) $201,000 GSREIN
• 2022-11-21 Pending — GSREIN
• 2022-11-11 Relisted — GSREIN
• 2022-10-29 Pending — GSREIN
• 2022-10-11 Listed $205,000 GSREIN
• 2022-10-11 Listed $205,000 AcadianaMLS
• 2011-03-17 Sold (MLS) $77,000 GSREIN
• 2010-12-27 Listed $78,500 AcadianaMLS
• 2010-12-27 Listed $78,500 GSREIN
• 2006-07-28 Sold (Public Records) $150,000 Public Records
• 2006-07-24 Sold (MLS) $150,000 GSREIN
• 2006-06-14 Listed $154,500 AcadianaMLS
• 2006-06-14 Listed $154,500 GSREIN
• 1998-08-14 Sold (MLS) $68,000 GSREIN
• 1998-08-01 Sold (Public Records) $68,000 Public Records
• 1998-06-02 Listed $66,500 AcadianaMLS
• 1998-06-02 Listed $66,500 GSREIN

Property tax history

-2.6%/yr

Latest (2025): $1,305 · +0.3% YoY. Source: county tax records.