3728 Sue Ker Dr · Woodmere, LA 70058

$110,000

4 bd · 2.0 ba · 2,246 sqft · SingleFamily · 7 Days on market

Built 1985 5,998 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

***Seller is calling for highest & best. All offers due by Monday june 8th at 8 PM with all offers having an expiration of Tuesday, June 9 at 8 PM ***PRICED TO SELL! Home has been tenant occupied for many years, spacious 4 bedrooms, large formal living & dining room, roof replaced post Ida then patch work done past 6 months , under termite contract via Billiot, flood zone x (no insurance currently on the property), HVAC outside 2013 inside 2012 serviced May 2026. Tenant to vacate by 6/21/26. No repairs will be done as inspections are solely for buyer informational purposes only.

Key facts

• 5,998 sq ft lot
• Garage
• Built 1985

Property features AI

Finance

• Other: Property is human-modified

Exterior

• Parking: Garage with three or more spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry level not specified; Facing direction not specified
• Construction: Brick construction; Shingle roof; Slab foundation; Built year not specified
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$229,092) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 17.7% 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; 5 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 43% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $110k implies a 83% 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 $110,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.04% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.84%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $229,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3809 Agateway Dr	0.08mi	4/2.0	2,200 (-2%)	8mo	$225,000	$102	86
3832 Burntwood Dr	0.19mi	4/2.5	2,300 (+2%)	1mo	$269,900	$117	84
3716 Inwood Dr	0.34mi	3/2.5 (-1)	2,196 (-2%)	1mo	$175,000	$80	72
3177 Primwood Dr	0.48mi	4/2.5	2,278 (+1%)	3mo	$238,500	$105	71
3148 Keithway Dr	0.44mi	4/2.0	2,196 (-2%)	6mo	$219,500	$100	71
3812 Chadwood Dr	0.47mi	4/2.5	2,300 (+2%)	3mo	$207,000	$90	70
2932 Keith Way Dr	0.24mi	4/2.0	2,018 (-10%)	5mo	$255,000	$126	68
3701 Dulaney St	0.19mi	3/2.0 (-1)	1,986 (-12%)	1mo	$232,000	$117	66
3804 Glenoak Dr	0.29mi	3/2.5 (-1)	2,160 (-4%)	9mo	$205,000	$95	66
3836 Morriswood Dr	0.20mi	3/2.5 (-1)	2,100 (-6%)	9mo	$168,000	$80	65
3884 Chinkapin St	0.67mi	4/2.5	2,275 (+1%)	1mo	$233,000	$102	64
3864 Nathan Kornman Dr	0.59mi	3/2.0 (-1)	1,986 (-12%)	2mo	$228,000	$115	47

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: 30.9%
• Equity multiple: 2.24×
• Total profit: $38,195
• Equity at exit: $16,401

10-year hold

• IRR: 36.3%
• Equity multiple: 3.88×
• Total profit: $88,618
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$577
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $982

Break-even live

Break-even rent $997

Max offer price $110,000

Occupancy floor 51%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	1.16mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	1.24mi
2424 Oakmere Dr Harvey, LA	4.0	2.0	3000	$2,400	$0.80	23d	1	1.38mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	43d	1	1.43mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	23d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   status $110,000 Pending 7 DOM
2. 2026-06-18
   days on market $110,000 Active 7 DOM
3. 2026-06-17
   statusdays on market $110,000 Active 6 DOM
4. 2026-06-16
   remarks 636-char remark
5. 2026-06-13
   status $110,000 Pending 5 DOM
6. 2026-06-10
   days on market $110,000 Active 5 DOM
7. 2026-06-09
   days on market $110,000 Active 4 DOM
8. 2026-06-08
   days on market $110,000 Active 3 DOM
9. 2026-06-07
   remarks 602-char remark
10. 2026-06-07
    listed $110,000 Active 2 DOM

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,882
• − Mortgage interest: −$6,162
• − Property taxes: −$1,185
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$3,200
• Taxable income: $10,687
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $9,217/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

+17.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $110,000 AcadianaMLS
• 2026-06-05 Listed $110,000 GSREIN
• 2013-04-03 Sold (MLS) $60,000 GSREIN
• 2013-02-19 Listed $60,000 AcadianaMLS
• 2013-02-19 Listed $60,000 GSREIN
• 2003-02-01 Sold (Public Records) $94,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,185 · +0.3% YoY. Source: county tax records.