3832 Redbud Ln · Woodmere, LA 70058

$129,900

3 bd · 2.5 ba · 2,100 sqft · SingleFamily · 97 Days on market

Built 1985 5,998 sqft lot $62/sqft · 48% below area Est $248k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

Key facts

• 5,998 sq ft lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 40% 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 $898 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $56k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $130k implies a 53% 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.59% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.67%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (median comp): $247,929
• List price: $129,900
• Delta: -47.61%
• 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
3832 Redbud Ln	0.00mi	3/2.5	2,100 (0%)	0mo	$121,600	$58	100
3889 Chriswood Ln	0.27mi	3/2.5	2,118 (+1%)	2mo	$120,000	$57	84
3837 Deer Run Ln	0.07mi	3/2.0	1,986 (-5%)	4mo	$138,000	$69	83
3872 Accacia Ln	0.13mi	4/2.0 (+1)	2,164 (+3%)	1mo	$245,000	$113	81
3853 S Deerwood Dr	0.19mi	4/2.5 (+1)	2,280 (+9%)	4mo	$285,000	$125	69
3864 Nathan Kornman Dr	0.41mi	3/2.0	1,986 (-5%)	2mo	$228,000	$115	68
3884 Chinkapin St	0.37mi	4/2.5 (+1)	2,275 (+8%)	1mo	$233,000	$102	63
3716 Inwood Dr	0.61mi	3/2.5	2,196 (+5%)	1mo	$175,000	$80	63
3860 N Deerwood Dr	0.27mi	4/2.5 (+1)	2,332 (+11%)	2mo	$150,000	$64	62
2316 Alex Kornman Blvd	0.48mi	4/3.5 (+1)	2,055 (-2%)	4mo	$286,000	$139	62
3804 Chriswood Ln	0.21mi	4/2.0 (+1)	1,788 (-15%)	3mo	$260,000	$145	56
3812 Chadwood Dr	0.46mi	4/2.5 (+1)	2,300 (+10%)	3mo	$207,000	$90	55

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: 13.1%
• Equity multiple: 1.50×
• Total profit: $18,247
• Equity at exit: $19,369

10-year hold

• IRR: 19.5%
• Equity multiple: 2.40×
• Total profit: $50,984
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$681
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $712

Break-even live

Break-even rent $1,170

Max offer price $129,900

Occupancy floor 61%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.51mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	0.52mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	1d	1	0.52mi
2424 Oakmere Dr Harvey, LA	4.0	2.0	3000	$2,400	$0.80	23d	1	0.59mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	1.00mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.10mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	23d	1	1.13mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	19d	1	1.18mi

Listing history 9 events

1. 2026-05-18
   price $129,900 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

2. 2026-05-18
   price $129,900 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

3. 2026-04-16
   price $139,900 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

4. 2026-04-16
   price $139,900 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

5. 2026-03-16
   price $165,900 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

6. 2026-03-16
   price $165,900 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

7. 2026-02-12
   listed $185,900 Active 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

8. 2026-02-12
   listed $185,900 Active 668-char remark

   Show marketing remark (668 chars)

   Lynnwood Model in Woodmere. Raised split level home features Living room, dining room, both with wood laminate flooring and vaulted ceilings, kitchen with breakfast area along with the den and wet bar have ceramic tile floors, 3-bedroom upstairs have carpet with 2 full baths. 1/2 bath downstairs between the kitchen and den area. Property does need TLC to make this your home. Don't hesitate, call today to view this diamond in the rough. The new Residential Real Estate Rules for FinCEN, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

9. 1996-02-01
   soldstatus $85,000

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,472 · $123/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 9/10 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: $24,850
• − Mortgage interest: −$7,276
• − Property taxes: −$1,472
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$3,779
• Taxable income: $6,900
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $6,882/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

+52.8% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $129,900 AcadianaMLS
• 2026-05-18 Price Changed $129,900 GSREIN
• 2026-04-16 Price Changed $139,900 AcadianaMLS
• 2026-04-16 Price Changed $139,900 GSREIN
• 2026-03-16 Price Changed $165,900 AcadianaMLS
• 2026-03-16 Price Changed $165,900 GSREIN
• 2026-02-12 Listed $185,900 GSREIN
• 2026-02-12 Listed $185,900 AcadianaMLS
• 1996-02-01 Sold (Public Records) $85,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,472 · +0.3% YoY. Source: county tax records.