3813 Deerrun Ln · Woodmere, LA 70058

$199,999

4 bd · 2.5 ba · 2,278 sqft · SingleFamily · 70 Days on market

Built 1978 5,998 sqft lot $88/sqft · 19% below area Est $248k · 19% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• 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

Charming Bellewood model home ideally situated in the front section of the established Woodmere subdivision. This beautifully appointed residence showcases classic New Orleans-style gingerbread detailing and lush landscaping in front, creating an inviting first impression from the moment you arrive. Offering 4 bedrooms and 2.5 baths, this home features generous living space designed for both everyday comfort and effortless entertaining. Enjoy relaxing mornings on the welcoming front porch or unwind on the oversized rear patio overlooking a private, fully fenced backyard—perfect for gatherings, outdoor enjoyment, and creating lasting memories. The screened-in back and covered patio provide additional versatile spaces for year-round entertaining or quiet relaxation. Inside, the layout offers a wonderful opportunity for buyers to add their personal touch while benefiting from a well-built home with great bones. Conveniently located near shopping, dining, schools, and major routes, this home delivers the perfect blend of charm, space, and location in a sought-after neighborhood. A must-see opportunity—schedule your private showing today!

Key facts

• Front porch
• Lush landscaping
• Oversized rear patio

Tags

• GINGERBREAD DETAILING
• LUSH LANDSCAPING
• FRONT PORCH
• OVERSIZED REAR PATIO
• PRIVATE FULLY FENCED BACKYARD
• SCREENED IN BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 8 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 42% 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 70 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $200k implies a 167% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.08% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $248,302
• List price: $199,999
• Delta: -19.45%
• 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
3853 S Deerwood Dr	0.16mi	4/2.5	2,280 (+0%)	4mo	$285,000	$125	90
3860 N Deerwood Dr	0.23mi	4/2.5	2,332 (+2%)	2mo	$150,000	$64	84
3872 Accacia Ln	0.21mi	4/2.0	2,164 (-5%)	1mo	$245,000	$113	79
3884 Chinkapin St	0.46mi	4/2.5	2,275 (-0%)	1mo	$233,000	$102	78
3832 Redbud Ln	0.09mi	3/2.5 (-1)	2,100 (-8%)	0mo	$121,600	$58	78
3812 Chadwood Dr	0.53mi	4/2.5	2,300 (+1%)	3mo	$207,000	$90	71
3837 Deer Run Ln	0.07mi	3/2.0 (-1)	1,986 (-13%)	4mo	$138,000	$69	66
3889 Chriswood Ln	0.36mi	3/2.5 (-1)	2,118 (-7%)	2mo	$120,000	$57	65
2316 Alex Kornman Blvd	0.40mi	4/3.5	2,055 (-10%)	4mo	$286,000	$139	57
3716 Inwood Dr	0.66mi	3/2.5 (-1)	2,196 (-4%)	1mo	$175,000	$80	57
2513 W Catawba Dr	0.28mi	3/2.0 (-1)	1,986 (-13%)	5mo	$244,800	$123	54
3864 Nathan Kornman Dr	0.50mi	3/2.0 (-1)	1,986 (-13%)	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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-14,777
• Equity at exit: $29,821

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-6,525
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $377

Break-even live

Break-even rent $1,692

Max offer price $199,999

Occupancy floor 78%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	0.49mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	1d	1	0.49mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	43d	1	0.53mi
2424 Oakmere Dr Harvey, LA	4.0	2.0	3000	$2,400	$0.80	23d	1	0.65mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	0.92mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.04mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	23d	1	1.05mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	19d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $199,999 Active 70 DOM
2. 2026-06-17
   days on market $199,999 Active 69 DOM
3. 2026-06-16
   days on market $199,999 Active 68 DOM
4. 2026-06-16
   price $199,999 Active 67 DOM
5. 2026-06-15
   days on market $215,000 Active 67 DOM
6. 2026-06-13
   days on market $215,000 Active 65 DOM
7. 2026-06-10
   days on market $215,000 Active 62 DOM
8. 2026-06-09
   days on market $215,000 Active 61 DOM
9. 2026-06-08
   days on market $215,000 Active 60 DOM
10. 2026-06-07
    days on market $215,000 Active 59 DOM
11. 2026-06-03
    days on market $215,000 Active 55 DOM
12. 2026-06-02
    days on market $215,000 Active 54 DOM
13. 2026-06-01
    days on market $215,000 Active 53 DOM
14. 2026-05-31
    days on market $215,000 Active 52 DOM
15. 2026-04-10
    listed $215,000 Active 1164-char remark

    Show marketing remark (1153 chars)

    Charming Bellewood model home ideally situated in the front section of the established Woodmere subdivision. This beautifully appointed residence showcases classic New Orleans-style gingerbread detailing and lush landscaping in front, creating an inviting first impression from the moment you arrive. Offering 4 bedrooms and 2.5 baths, this home features generous living space designed for both everyday comfort and effortless entertaining. Enjoy relaxing mornings on the welcoming front porch or unwind on the oversized rear patio overlooking a private, fully fenced backyard--perfect for gatherings, outdoor enjoyment, and creating lasting memories. The screened-in back and covered patio provide additional versatile spaces for year-round entertaining or quiet relaxation. Inside, the layout offers a wonderful opportunity for buyers to add their personal touch while benefiting from a well-built home with great bones. Conveniently located near shopping, dining, schools, and major routes, this home delivers the perfect blend of charm, space, and location in a sought-after neighborhood. A must-see opportunity--schedule your private showing today!

16. 2026-04-10
    listed $215,000 Active 1153-char remark

    Show marketing remark (1153 chars)

    Charming Bellewood model home ideally situated in the front section of the established Woodmere subdivision. This beautifully appointed residence showcases classic New Orleans-style gingerbread detailing and lush landscaping in front, creating an inviting first impression from the moment you arrive. Offering 4 bedrooms and 2.5 baths, this home features generous living space designed for both everyday comfort and effortless entertaining. Enjoy relaxing mornings on the welcoming front porch or unwind on the oversized rear patio overlooking a private, fully fenced backyard--perfect for gatherings, outdoor enjoyment, and creating lasting memories. The screened-in back and covered patio provide additional versatile spaces for year-round entertaining or quiet relaxation. Inside, the layout offers a wonderful opportunity for buyers to add their personal touch while benefiting from a well-built home with great bones. Conveniently located near shopping, dining, schools, and major routes, this home delivers the perfect blend of charm, space, and location in a sought-after neighborhood. A must-see opportunity--schedule your private showing today!

17. 1994-06-01
    soldstatus $75,000
18. 1994-05-31
    soldstatus $75,000
19. 1994-03-15
    listed $75,900
20. 1994-03-15
    listed $75,900

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $1,652 · $138/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 · 22 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: $26,017
• − Mortgage interest: −$11,203
• − Property taxes: −$1,652
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$5,818
• Taxable income: $1,384
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $4,186/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

+183.3% since first listed

6 events — show timeline

• 2026-04-10 Listed $215,000 AcadianaMLS
• 2026-04-10 Listed $215,000 GSREIN
• 1994-06-01 Sold (Public Records) $75,000 Public Records
• 1994-05-31 Sold (MLS) $75,000 GSREIN
• 1994-03-15 Listed $75,900 AcadianaMLS
• 1994-03-15 Listed $75,900 GSREIN

Property tax history

+1.9%/yr

Latest (2025): $1,652 · +0.3% YoY. Source: county tax records.