3101 Primwood Dr · Woodmere, LA 70058

$195,500

3 bd · 2.0 ba · 1,658 sqft · SingleFamily · 215 Days on market

Built 1986 6,969 sqft lot $118/sqft · 22% below area Est $250k · 22% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• 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

Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

Key facts

• Tile floors
• Fenced yard
• Covered patio

Tags

• LANDSCAPED CORNER LOT
• FORMAL LIVING DINING ROOM
• HARDWOOD FLOORS
• TILE FLOORS
• COVERED PATIO
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $175k (10.6% below list).
• Recommended offer: $172k (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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 215 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $196k implies a 198% 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 $172,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $249,964
• List price: $195,500
• Delta: -21.79%
• 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
3112 Primwood Dr	0.05mi	4/2.0 (+1)	1,770 (+7%)	8mo	$235,000	$133	75
3836 Agateway Dr	0.27mi	4/2.0 (+1)	1,728 (+4%)	9mo	$247,000	$143	68
3137 Touchwood Dr	0.13mi	4/2.0 (+1)	1,805 (+9%)	11mo	$240,000	$133	65
3832 Sue Ker Dr	0.22mi	3/2.0	1,500 (-10%)	11mo	$210,000	$140	65
3861 Nathan Kornman Dr	0.74mi	3/2.0	1,633 (-2%)	1mo	$219,900	$135	62
3712 Melissa Dr	0.66mi	3/2.0	1,721 (+4%)	2mo	$237,000	$138	61
3821 Liro Ln	0.44mi	3/2.0	1,778 (+7%)	14mo	$239,900	$135	56
3720 Agateway Dr	0.33mi	4/2.0 (+1)	1,840 (+11%)	11mo	$236,000	$128	52
3833 Morriswood Dr	0.33mi	3/2.0	1,900 (+15%)	12mo	$250,000	$132	50
3828 Chadwood	0.70mi	4/2.0 (+1)	1,800 (+9%)	6mo	$110,000	$61	44
3828 Glenoak Dr	0.51mi	3/2.0	1,500 (-10%)	21mo	$240,000	$160	43
3749 Glenoak Dr	0.50mi	3/2.0	1,432 (-14%)	17mo	$193,000	$135	40

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-29,093
• Equity at exit: $29,150

10-year hold

• IRR: -12.5%
• Equity multiple: 0.36×
• Total profit: $-35,284
• Equity at exit: $16,903

Cash invested: $54,740 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $121

Break-even live

Break-even rent $1,594

Max offer price $195,500

Occupancy floor 88%

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	1.21mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	44d	1	1.36mi
4112 Lac Bienville Dr Unit A Harvey, LA	2.0	1.5	1100	$1,400	$1.27	14d	1	1.40mi
4120 Lac Bienville Dr Unit A Harvey, LA	2.0	1.5	1100	$1,100	$1.00	44d	1	1.41mi
4120 Lac Bienville Dr Harvey, LA	2.0	1.0	1100	$1,100	$1.00	44d	1	1.41mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	24d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $195,500 Active 215 DOM
2. 2026-06-17
   days on market $195,500 Active 214 DOM
3. 2026-06-16
   days on market $195,500 Active 213 DOM
4. 2026-06-15
   days on market $195,500 Active 212 DOM
5. 2026-06-13
   days on market $195,500 Active 210 DOM
6. 2026-06-10
   days on market $195,500 Active 207 DOM
7. 2026-06-09
   days on market $195,500 Active 206 DOM
8. 2026-06-08
   days on market $195,500 Active 205 DOM
9. 2026-06-07
   days on market $195,500 Active 204 DOM
10. 2026-06-03
    days on market $195,500 Active 200 DOM
11. 2026-06-02
    days on market $195,500 Active 199 DOM
12. 2026-06-01
    days on market $195,500 Active 198 DOM
13. 2026-05-31
    days on market $195,500 Active 197 DOM
14. 2026-03-31
    price $195,500 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

15. 2026-03-31
    price $195,500 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

16. 2026-03-31
    price $192,500 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

17. 2026-03-31
    price $192,500 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

18. 2025-11-29
    status Active 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

19. 2025-11-15
    status Pending 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

20. 2025-11-01
    listed $212,000 Active 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

21. 2025-11-01
    listed $212,000 Active 565-char remark

    Show marketing remark (565 chars)

    Situated on a Beautifully Landscaped Large Corner Lot, this well maintained 3-bedroom, 2-bathroom residence features a double car garage and showcases a formal living/dining room combination, a spacious primary suite with lots of closet space, and is conveniently located in an X flood zone for added peace of mind. The home features beautiful hardwood floors in the foyer and den, as well as unique tile floors in the kitchen; the exterior has a covered patio and fenced in yard. This home also features a newer Roof and AC unit. This property is truly a must-see.

22. 1996-04-01
    soldstatus $65,500
23. 1996-03-30
    soldstatus $65,500
24. 1995-12-05
    listed $66,900
25. 1995-12-05
    listed $66,900

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$46/yr (+$4/mo · 4.5%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,968
• − Mortgage interest: −$10,951
• − Property taxes: −$1,029
• − Insurance: −$1,775
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,687
• Taxable loss: −$1,829
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $1,897/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

+192.2% since first listed

12 events — show timeline

• 2026-03-31 Price Changed $195,500 AcadianaMLS
• 2026-03-31 Price Changed $195,500 GSREIN
• 2026-03-31 Price Changed $192,500 AcadianaMLS
• 2026-03-31 Price Changed $192,500 GSREIN
• 2025-11-29 Relisted — GSREIN
• 2025-11-15 Pending — GSREIN
• 2025-11-01 Listed $212,000 GSREIN
• 2025-11-01 Listed $212,000 AcadianaMLS
• 1996-04-01 Sold (Public Records) $65,500 Public Records
• 1996-03-30 Sold (MLS) $65,500 GSREIN
• 1995-12-05 Listed $66,900 GSREIN
• 1995-12-05 Listed $66,900 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $1,029 · +0.3% YoY. Source: county tax records.