3004 Keith Way Dr · Woodmere, LA 70058

$120,000

4 bd · 2.0 ba · 2,196 sqft · SingleFamily · 69 Days on market

Built 1983 5,998 sqft lot $55/sqft · 53% below area

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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

CALLING ALL INVESTORS!!! MOTIVATED SELLER, This spacious 4 bedroom 2 bath is waiting for you. House is priced to sell. No repairs will be done. Inspections are strictly for the buyer benefit.

Key facts

• 5,998 sq ft lot
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 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 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 29y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.83% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.22%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $254,439
• List price: $120,000
• Delta: -52.84%
• 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
3809 Agateway Dr	0.15mi	4/2.0	2,200 (+0%)	8mo	$225,000	$102	86
3832 Burntwood Dr	0.09mi	4/2.5	2,300 (+5%)	1mo	$269,900	$117	85
3148 Keithway Dr	0.32mi	4/2.0	2,196 (0%)	6mo	$219,500	$100	80
2932 Keith Way Dr	0.15mi	4/2.0	2,018 (-8%)	5mo	$255,000	$126	75
3177 Primwood Dr	0.40mi	4/2.5	2,278 (+4%)	3mo	$238,500	$105	70
3716 Inwood Dr	0.47mi	3/2.5 (-1)	2,196 (0%)	1mo	$175,000	$80	70
3836 Morriswood Dr	0.19mi	3/2.5 (-1)	2,100 (-4%)	9mo	$168,000	$80	69
3804 Glenoak Dr	0.36mi	3/2.5 (-1)	2,160 (-2%)	9mo	$205,000	$95	66
3812 Chadwood Dr	0.53mi	4/2.5	2,300 (+5%)	3mo	$207,000	$90	63
3884 Chinkapin St	0.66mi	4/2.5	2,275 (+4%)	1mo	$233,000	$102	61
3701 Dulaney St	0.38mi	3/2.0 (-1)	1,986 (-10%)	1mo	$232,000	$117	60
3864 Nathan Kornman Dr	0.59mi	3/2.0 (-1)	1,986 (-10%)	2mo	$228,000	$115	50

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: 20.8%
• Equity multiple: 1.82×
• Total profit: $27,419
• Equity at exit: $17,892

10-year hold

• IRR: 26.8%
• Equity multiple: 3.02×
• Total profit: $67,847
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$629
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $836

Break-even live

Break-even rent $1,139

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $904	-5% $870	+0% $836	+5% $802	+10% $768
Rent	-10% $662	-5% $749	+0% $836	+5% $922	+10% $1,009
Rate	-1.0pp $896	-0.5pp $866	base $836	+0.5pp $805	+1.0pp $773

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Oakmere Dr Harvey, LA	4.0	2.0	3000	$2,400	$0.80	24d	1	1.31mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	44d	1	1.32mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	44d	1	1.39mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	24d	1	1.39mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	20d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $120,000 Active 69 DOM
2. 2026-06-17
   days on market $120,000 Active 68 DOM
3. 2026-06-16
   days on market $120,000 Active 67 DOM
4. 2026-06-15
   days on market $120,000 Active 66 DOM
5. 2026-06-13
   days on market $120,000 Active 64 DOM
6. 2026-06-10
   days on market $120,000 Active 61 DOM
7. 2026-06-09
   days on market $120,000 Active 60 DOM
8. 2026-06-08
   days on market $120,000 Active 59 DOM
9. 2026-06-07
   days on market $120,000 Active 58 DOM
10. 2026-06-03
    days on market $120,000 Active 54 DOM
11. 2026-06-02
    days on market $120,000 Active 53 DOM
12. 2026-06-01
    days on market $120,000 Active 52 DOM
13. 2026-05-31
    days on market $120,000 Active 51 DOM
14. 2026-04-10
    listed $150,000 Active 191-char remark

    Show marketing remark (190 chars)

    CALLING ALL INVESTORS!!! MOTIVATED SELLER,This spacious 4 bedroom 2 bath is waiting for you. House is priced to sell. No repairs will be done. Inspections are strictly for the buyer benefit.

15. 2026-04-10
    listed $150,000 Active 190-char remark

    Show marketing remark (190 chars)

    CALLING ALL INVESTORS!!! MOTIVATED SELLER,This spacious 4 bedroom 2 bath is waiting for you. House is priced to sell. No repairs will be done. Inspections are strictly for the buyer benefit.

16. 2020-02-20
    soldstatus $144,000
17. 2020-02-03
    soldstatus $144,000 Closed
18. 2019-12-24
    status Pending
19. 2019-12-16
    price $135,000
20. 2019-12-02
    status Active
21. 2019-11-20
    status Pending
22. 2019-10-01
    status Active
23. 2019-10-01
    price $150,000
24. 2019-09-10
    status Pending
25. 2019-08-23
    price $169,000
26. 2019-08-23
    status Active
27. 2019-08-06
    status Pending
28. 2019-07-05
    listed $135,000
29. 2019-07-05
    listed $175,000 Active
30. 2013-07-03
    soldstatus $115,000
31. 2013-06-21
    soldstatus $115,000
32. 2013-03-21
    listed $114,000
33. 2013-03-21
    listed $114,000
34. 2012-10-04
    soldstatus $48,000
35. 2012-09-06
    listed $59,400
36. 2012-09-06
    listed $59,400
37. 2012-08-23
    listed $66,000
38. 2012-08-23
    listed $66,000
39. 2012-08-15
    listed $66,000
40. 2012-08-15
    listed $66,000
41. 2012-07-10
    listed $66,900
42. 2012-07-10
    listed $66,900
43. 2012-02-25
    listed $74,700
44. 2012-02-25
    listed $74,700
45. 1998-06-01
    soldstatus $67,500
46. 1998-05-29
    soldstatus $67,500
47. 1998-03-21
    listed
48. 1998-03-21
    listed
49. 1997-09-07
    soldstatus $25,000
50. 1997-04-03
    listed $45,000

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $1,844 · $154/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,356
• − Mortgage interest: −$6,722
• − Property taxes: −$1,844
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$3,491
• Taxable income: $8,685
• Est. tax owed @ 24.0%: −$2,084
• After-tax cash flow: $7,944/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

+233.3% since first listed

38 events — show timeline

• 2026-04-10 Listed $150,000 AcadianaMLS
• 2026-04-10 Listed $150,000 GSREIN
• 2020-02-20 Sold (Public Records) $144,000 Public Records
• 2020-02-03 Sold (MLS) $144,000 GSREIN
• 2019-12-24 Pending — GSREIN
• 2019-12-16 Price Changed $135,000 GSREIN
• 2019-12-02 Relisted — GSREIN
• 2019-11-20 Pending — GSREIN
• 2019-10-01 Relisted — GSREIN
• 2019-10-01 Price Changed $150,000 GSREIN
• 2019-09-10 Pending — GSREIN
• 2019-08-23 Price Changed $169,000 GSREIN
• 2019-08-23 Relisted — GSREIN
• 2019-08-06 Pending — GSREIN
• 2019-07-05 Listed $175,000 GSREIN
• 2019-07-05 Listed $135,000 AcadianaMLS
• 2013-07-03 Sold (Public Records) $115,000 Public Records
• 2013-06-21 Sold (MLS) $115,000 GSREIN
• 2013-03-21 Listed $114,000 AcadianaMLS
• 2013-03-21 Listed $114,000 GSREIN
• 2012-10-04 Sold (MLS) $48,000 GSREIN
• 2012-09-06 Listed $59,400 AcadianaMLS
• 2012-09-06 Listed $59,400 GSREIN
• 2012-08-23 Listed $66,000 GSREIN
• 2012-08-23 Listed $66,000 AcadianaMLS
• 2012-08-15 Listed $66,000 GSREIN
• 2012-08-15 Listed $66,000 AcadianaMLS
• 2012-07-10 Listed $66,900 GSREIN
• 2012-07-10 Listed $66,900 AcadianaMLS
• 2012-02-25 Listed $74,700 GSREIN
• 2012-02-25 Listed $74,700 AcadianaMLS
• 1998-06-01 Sold (Public Records) $67,500 Public Records
• 1998-05-29 Sold (MLS) $67,500 GSREIN
• 1998-03-21 Listed — AcadianaMLS
• 1998-03-21 Listed — GSREIN
• 1997-09-07 Sold (MLS) $25,000 GSREIN
• 1997-04-03 Listed $45,000 GSREIN
• 1997-04-03 Listed $45,000 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2025): $1,844 · +0.3% YoY. Source: county tax records.