2476 Paige Janette Dr · Woodmere, LA 70058

$159,900

3 bd · 2.0 ba · 1,372 sqft · SingleFamily · 51 Days on market

Built 1977 6,969 sqft lot $117/sqft · 27% below area Est $218k · 27% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• 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

3 bedroom 2 bath home. Spacious living and kitchen area. Convenient location. Home in need of some repairs and updating.

Key facts

• Fenced yard
• Convenient location
• 6,969 sq ft lot

Tags

• FENCED YARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with two spaces and garage door opener
• Utilities: Public water; Public sewer; Electric service (standard central systems for heating and cooling)
• Home design: Single-story; Brick construction; Shingle roof; Average condition; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a single story
• Exterior features: Covered concrete patio/porch; City lot; Rectangular lot; Lot dimensions approximately 70 x 100

Interior

• Kitchen: Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 36% 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 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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.

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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 1.16% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (median comp): $218,082
• List price: $159,900
• Delta: -26.68%
• 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
2405 Tattersall Dr	0.22mi	3/2.0	1,365 (-0%)	8mo	$228,250	$167	82
2433 Lynnbrook Dr	0.13mi	4/2.0 (+1)	1,437 (+5%)	5mo	$189,000	$132	77
2445 Tattersall Dr	0.11mi	3/2.0	1,500 (+9%)	10mo	$220,000	$147	71
3837 Eastview Dr	0.35mi	3/2.0	1,500 (+9%)	5mo	$227,500	$152	64
2800 Cardinal Dr	0.75mi	3/2.0	1,350 (-2%)	1mo	$180,000	$133	62
4057 N Dells St	0.40mi	3/2.0	1,300 (-5%)	14mo	$200,000	$154	61
3729 Eastview Dr	0.50mi	3/2.0	1,450 (+6%)	10mo	$225,500	$156	59
2764 Foliage Dr	0.57mi	3/2.0	1,300 (-5%)	7mo	$260,000	$200	58
4045 N Indigo Dr	0.43mi	3/2.0	1,501 (+9%)	11mo	$242,000	$161	55
4048 N Dells St	0.41mi	3/2.0	1,559 (+14%)	4mo	$130,000	$83	54
4056 S Windmere St	0.55mi	3/2.0	1,281 (-7%)	14mo	$187,000	$146	52
2932 Cardinal Dr	0.48mi	4/2.0 (+1)	1,225 (-11%)	5mo	$193,000	$158	51

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: -6.3%
• Equity multiple: 0.78×
• Total profit: $-10,063
• Equity at exit: $23,842

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,251
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$839
• Tax from tax record: −$161 /mo · $1,938/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $334

Break-even live

Break-even rent $1,434

Max offer price $159,900

Occupancy floor 77%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.34mi
3019 Aspin Dr Harvey, LA	3.0	1.0	900	$1,600	$1.78	23d	1	0.51mi
3014 Destrehan Ave Harvey, LA	2.0	2.0	1150	$1,600	$1.39	43d	1	0.53mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	0.56mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	1d	1	0.56mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	19d	1	0.87mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	43d	1	1.02mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	1.28mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	1.30mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	43d	1	1.37mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.40mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	1.43mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	1.46mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	1d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 51 DOM
2. 2026-06-17
   days on market $159,900 Active 50 DOM
3. 2026-06-16
   days on market $159,900 Active 49 DOM
4. 2026-06-15
   days on market $159,900 Active 48 DOM
5. 2026-06-13
   days on market $159,900 Active 46 DOM
6. 2026-06-10
   days on market $159,900 Active 43 DOM
7. 2026-06-09
   days on market $159,900 Active 42 DOM
8. 2026-06-08
   days on market $159,900 Active 41 DOM
9. 2026-06-07
   days on market $159,900 Active 40 DOM
10. 2026-06-03
    days on market $159,900 Active 36 DOM
11. 2026-06-02
    days on market $159,900 Active 35 DOM
12. 2026-06-01
    days on market $159,900 Active 34 DOM
13. 2026-05-31
    days on market $159,900 Active 33 DOM
14. 2026-05-09
    status Pending 120-char remark

    Show marketing remark (120 chars)

    3 bedroom 2 bath home. Spacious living and kitchen area. Convenient location. Home in need of some repairs and updating.

15. 2026-05-09
    historical Active Under Contract 120-char remark

    Show marketing remark (120 chars)

    3 bedroom 2 bath home. Spacious living and kitchen area. Convenient location. Home in need of some repairs and updating.

16. 2026-04-28
    listed $159,900 Active 120-char remark

    Show marketing remark (120 chars)

    3 bedroom 2 bath home. Spacious living and kitchen area. Convenient location. Home in need of some repairs and updating.

17. 2026-04-28
    listed $159,900 Active 120-char remark

    Show marketing remark (120 chars)

    3 bedroom 2 bath home. Spacious living and kitchen area. Convenient location. Home in need of some repairs and updating.

18. 2020-05-19
    soldstatus $155,000
19. 2020-05-15
    soldstatus $155,000 Closed
20. 2020-03-12
    status Pending
21. 2020-02-05
    status Active
22. 2020-01-31
    historical
23. 2020-01-28
    listed $155,000
24. 2020-01-28
    listed $155,000 Active
25. 2014-07-25
    soldstatus $98,000
26. 2014-07-24
    soldstatus $98,000
27. 2014-05-20
    listed $100,000
28. 2014-05-20
    listed $100,000

ⓘ 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: $1,938 · $161/mo
• Projected year-2 tax: $1,938 · $161/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: $22,278
• − Mortgage interest: −$8,957
• − Property taxes: −$1,938
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$4,652
• Taxable income: $1,570
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $3,626/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

+59.9% since first listed

17 events — show timeline

• 2026-05-26 Relisted — AcadianaMLS
• 2026-05-26 Relisted — GSREIN
• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Contingent — GSREIN
• 2026-04-28 Listed $159,900 GSREIN
• 2026-04-28 Listed $159,900 AcadianaMLS
• 2020-05-19 Sold (Public Records) $155,000 Public Records
• 2020-05-15 Sold (MLS) $155,000 GSREIN
• 2020-03-12 Pending — GSREIN
• 2020-02-05 Relisted — GSREIN
• 2020-01-31 Listing Removed — GSREIN
• 2020-01-28 Listed $155,000 GSREIN
• 2020-01-28 Listed $155,000 AcadianaMLS
• 2014-07-25 Sold (Public Records) $98,000 Public Records
• 2014-07-24 Sold (MLS) $98,000 GSREIN
• 2014-05-20 Listed $100,000 AcadianaMLS
• 2014-05-20 Listed $100,000 GSREIN

Property tax history

+4.8%/yr

Latest (2025): $1,938 · +0.3% YoY. Source: county tax records.