1700 Pailet Ave · Harvey, LA 70058

$150,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily · 65 Days on market

Built 1952 $107/sqft · 16% below area Est $179k · 16% 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 +26.2/30.0
• ARV discount +14.9/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• 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

Let's Turn Some Keys, Baby. .. Calling all first time homebuyers and investors. .. .Your 3bed 2bath income-producing corner home located in the heart of Harvey features a 2-year old roof, updated kitchen and bathrooms, and well designed living spaces. Each bedroom offers generous closet space and comfortable room sizes. Your home also includes expansive backyard, providing plenty of outdoor space for enjoyment or entertaining.

Key facts

• 2 year old roof
• Updated kitchen
• Expansive backyard

Tags

• 2 YEAR OLD ROOF
• UPDATED KITCHEN
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.8% in Harvey — 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 64/100 on livability (#166 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, 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; 34 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 33% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $56k; list at $150k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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: 1.15% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $179,306
• List price: $150,000
• Delta: -16.34%
• 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
1820 Pailet Ave	0.15mi	2/1.5 (-1)	1,451 (+3%)	2mo	$105,000	$72	79
1528 Estalote Ave	0.17mi	3/2.0	1,275 (-9%)	14mo	$160,000	$125	65
1309 Dogwood Dr	0.51mi	3/2.0	1,377 (-2%)	13mo	$183,000	$133	63
1357 Dogwood Dr	0.41mi	3/2.0	1,340 (-4%)	15mo	$129,500	$97	61
1349 Dogwood Dr	0.42mi	3/2.0	1,550 (+10%)	7mo	$199,900	$129	57
1320 Dogwood Dr	0.46mi	3/2.0	1,486 (+6%)	15mo	$165,000	$111	56
1077 Marvin Ct	0.67mi	3/1.5	1,320 (-6%)	6mo	$199,900	$151	52
1312 Maplewood Dr	0.51mi	4/1.5 (+1)	1,331 (-5%)	13mo	$199,000	$150	50
10 Gardere Ct	0.55mi	3/2.0	1,524 (+9%)	15mo	$245,000	$161	48
1380 Redwood Dr	0.44mi	4/2.0 (+1)	1,570 (+12%)	15mo	$177,900	$113	42
1030 Estalote Ave	0.73mi	4/2.5 (+1)	1,497 (+7%)	8mo	$259,995	$174	41
1149 Teakwood Dr	0.72mi	3/2.0	1,610 (+15%)	1mo	$200,000	$124	41

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,020
• Equity at exit: $22,365

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $7,422
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$787
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $382

Break-even live

Break-even rent $1,239

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	23d	1	0.36mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	21d	1	0.37mi
1645 Dogwood Dr Harvey, LA	4.0	1.0	1185	$1,800	$1.52	23d	1	0.42mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	43d	1	0.58mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	23d	1	0.58mi
1805 Redwood Dr Harvey, LA	3.0	2.0	1270	$1,850	$1.46	21d	1	0.61mi
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	4d	1	0.64mi
1840 Mathis Ave Harvey, LA	3.0	2.0	1200	$1,800	$1.50	43d	1	0.68mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	23d	1	0.73mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	4d	1	0.83mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	23d	1	0.83mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	1.05mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	1d	10	1.07mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	4d	1	1.08mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	4d	1	1.10mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	1.10mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	4d	1	1.12mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	3d	1	1.14mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	43d	1	1.17mi
2201 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–2.0	780	$1,349	$1.73	1d	27	1.24mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	1.29mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	2d	18	1.29mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	43d	1	1.29mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	23d	1	1.30mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	44d	1	1.30mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	43d	1	1.36mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	43d	1	1.39mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	23d	1	1.39mi
1511a Kings Rd Harvey, LA	2.0	1.5	1000	$1,600	$1.60	43d	1	1.40mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	1.41mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	43d	1	1.46mi
532 Chalmette St Harvey, LA	3.0	1.0	1224	$1,450	$1.18	3d	1	1.46mi
2331 Justin Ln Unit Justin Harvey, LA	2.0	1.5	1384	$1,552	$1.12	43d	1	1.47mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	43d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 65 DOM
2. 2026-06-17
   days on market $150,000 Active 64 DOM
3. 2026-06-16
   days on market $150,000 Active 63 DOM
4. 2026-06-15
   days on market $150,000 Active 62 DOM
5. 2026-06-13
   days on market $150,000 Active 60 DOM
6. 2026-06-10
   days on market $150,000 Active 57 DOM
7. 2026-06-09
   days on market $150,000 Active 56 DOM
8. 2026-06-08
   days on market $150,000 Active 55 DOM
9. 2026-06-07
   days on market $150,000 Active 54 DOM
10. 2026-06-03
    days on market $150,000 Active 50 DOM
11. 2026-06-02
    days on market $150,000 Active 49 DOM
12. 2026-06-01
    days on market $150,000 Active 48 DOM
13. 2026-05-31
    days on market $150,000 Active 47 DOM
14. 2026-04-14
    listed $150,000 Active 430-char remark

    Show marketing remark (427 chars)

    Let's Turn Some Keys, Baby... Calling all first time homebuyers and investors....Your 3bed 2bath income-producing corner home located in the heart of Harvey features a 2-year old roof, updated kitchen and bathrooms, and well designed living spaces. Each bedroom offers generous closet space and comfortable room sizes. Your home also includes expansive backyard, providing plenty of outdoor space for enjoyment or entertaining.

15. 2026-04-14
    listed $150,000 Active 427-char remark

    Show marketing remark (427 chars)

    Let's Turn Some Keys, Baby... Calling all first time homebuyers and investors....Your 3bed 2bath income-producing corner home located in the heart of Harvey features a 2-year old roof, updated kitchen and bathrooms, and well designed living spaces. Each bedroom offers generous closet space and comfortable room sizes. Your home also includes expansive backyard, providing plenty of outdoor space for enjoyment or entertaining.

16. 2023-10-13
    soldstatus $56,000 Closed
17. 2023-09-12
    status Pending
18. 2023-09-01
    listed $52,000 Active
19. 2023-09-01
    listed $52,000
20. 2000-08-01
    soldstatus

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,680
• − Mortgage interest: −$8,402
• − Property taxes: −$1,561
• − Insurance: −$750
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,364
• Taxable income: $2,295
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $4,036/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 — Harvey

• Score: 64/100
• State rank: #166
• US rank: #13980

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harvey, LA
• County: Jefferson Parish · 426,999 people
• City population: 39,578
• 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

+188.5% since first listed

7 events — show timeline

• 2026-04-14 Listed $150,000 AcadianaMLS
• 2026-04-14 Listed $150,000 GSREIN
• 2023-10-13 Sold (MLS) $56,000 GSREIN
• 2023-09-12 Pending — GSREIN
• 2023-09-01 Listed $52,000 AcadianaMLS
• 2023-09-01 Listed $52,000 GSREIN
• 2000-08-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,561 · +121.5% YoY. Source: county tax records.