3717 Dulaney Dr · Woodmere, LA 70058

$230,000

3 bd · 2.0 ba · 2,439 sqft · SingleFamily · 228 Days on market

Built 1982 6,098 sqft lot $94/sqft · 10% below area Est $256k · 10% 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 +19.1/30.0
• ARV discount +12.1/15.0
• DSCR +6.0/10.0
• 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

Contact me at 225-348-0321 to schedule viewing

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $212k (7.8% below list).
• Recommended offer: $202k (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; 7 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 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 31y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $230k implies a 95% 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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: 0.92% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $256,415
• List price: $230,000
• Delta: -10.30%
• 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
3716 Inwood Dr	0.17mi	3/2.5	2,196 (-10%)	1mo	$175,000	$80	72
3736 Liro Ln	0.09mi	4/2.5 (+1)	2,300 (-6%)	11mo	$225,000	$98	70
3832 Burntwood Dr	0.34mi	4/2.5 (+1)	2,300 (-6%)	1mo	$269,900	$117	67
3812 Chadwood Dr	0.33mi	4/2.5 (+1)	2,300 (-6%)	3mo	$207,000	$90	66
3804 Glenoak Dr	0.15mi	3/2.5	2,160 (-11%)	9mo	$205,000	$95	64
3809 Agateway Dr	0.19mi	4/2.0 (+1)	2,200 (-10%)	8mo	$225,000	$102	63
3836 Morriswood Dr	0.20mi	3/2.5	2,100 (-14%)	9mo	$168,000	$80	58
3817 Shannon Dr	0.26mi	4/2.0 (+1)	2,203 (-10%)	13mo	$239,000	$108	56
3884 Chinkapin St	0.54mi	4/2.5 (+1)	2,275 (-7%)	1mo	$233,000	$102	56
3177 Primwood Dr	0.65mi	4/2.5 (+1)	2,278 (-7%)	3mo	$238,500	$105	49
3148 Keithway Dr	0.60mi	4/2.0 (+1)	2,196 (-10%)	6mo	$219,500	$100	45
3889 Chriswood Ln	0.63mi	3/2.5	2,118 (-13%)	2mo	$120,000	$57	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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-32,290
• Equity at exit: $34,294

10-year hold

• IRR: -11.2%
• Equity multiple: 0.41×
• Total profit: $-37,784
• Equity at exit: $19,886

Cash invested: $64,400 (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: $2,120 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $176

Break-even live

Break-even rent $1,897

Max offer price $230,000

Occupancy floor 87%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	1.00mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	1.06mi
2424 Oakmere Dr Harvey, LA	4.0	2.0	3000	$2,400	$0.80	23d	1	1.25mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	23d	1	1.27mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	43d	1	1.27mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	2d	1	1.32mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	1.32mi

Listing history 31 events

1. 2026-06-18
   days on market $230,000 Active 228 DOM
2. 2026-06-17
   days on market $230,000 Active 227 DOM
3. 2026-06-16
   days on market $230,000 Active 226 DOM
4. 2026-06-15
   days on market $230,000 Active 225 DOM
5. 2026-06-13
   days on market $230,000 Active 223 DOM
6. 2026-06-10
   days on market $230,000 Active 220 DOM
7. 2026-06-09
   days on market $230,000 Active 219 DOM
8. 2026-06-08
   days on market $230,000 Active 218 DOM
9. 2026-06-07
   days on market $230,000 Active 217 DOM
10. 2026-06-03
    days on market $230,000 Active 213 DOM
11. 2026-06-02
    days on market $230,000 Active 212 DOM
12. 2026-06-01
    days on market $230,000 Active 211 DOM
13. 2026-05-31
    days on market $230,000 Active 210 DOM
14. 2025-12-29
    price $230,000 46-char remark

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    Contact me at 225-348-0321 to schedule viewing

15. 2025-12-29
    price $230,000 46-char remark

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16. 2025-11-02
    listed $249,000 Active 46-char remark

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17. 2025-11-01
    listed $249,000 Active 46-char remark

    Show marketing remark (46 chars)

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18. 2013-05-31
    soldstatus $118,000
19. 2013-05-29
    soldstatus $118,000
20. 2012-12-29
    listed $115,000
21. 2012-12-29
    listed $115,000
22. 2012-05-17
    soldstatus $38,101
23. 2012-03-14
    listed $42,000
24. 2012-03-14
    listed $42,000
25. 2000-03-22
    soldstatus $70,500
26. 2000-03-01
    soldstatus $70,500
27. 1999-12-02
    listed $70,500
28. 1999-12-02
    listed $70,500
29. 1995-01-27
    soldstatus $38,900
30. 1995-01-27
    listed
31. 1995-01-27
    listed

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/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: $25,443
• − Mortgage interest: −$12,884
• − Property taxes: −$1,565
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$6,691
• Taxable loss: −$1,715
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $2,525/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
• City population: 39,578
• 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

+491.3% since first listed

18 events — show timeline

• 2025-12-29 Price Changed $230,000 AcadianaMLS
• 2025-12-29 Price Changed $230,000 GBRMLS
• 2025-11-02 Listed $249,000 GBRMLS
• 2025-11-01 Listed $249,000 AcadianaMLS
• 2013-05-31 Sold (Public Records) $118,000 Public Records
• 2013-05-29 Sold (MLS) $118,000 GSREIN
• 2012-12-29 Listed $115,000 AcadianaMLS
• 2012-12-29 Listed $115,000 GSREIN
• 2012-05-17 Sold (MLS) $38,101 GSREIN
• 2012-03-14 Listed $42,000 AcadianaMLS
• 2012-03-14 Listed $42,000 GSREIN
• 2000-03-22 Sold (MLS) $70,500 GSREIN
• 2000-03-01 Sold (Public Records) $70,500 Public Records
• 1999-12-02 Listed $70,500 AcadianaMLS
• 1999-12-02 Listed $70,500 GSREIN
• 1995-01-27 Listed — AcadianaMLS
• 1995-01-27 Listed — GSREIN
• 1995-01-27 Sold (MLS) $38,900 GSREIN

Property tax history

+1.3%/yr

Latest (2025): $1,565 · +0.3% YoY. Source: county tax records.