36 Ramon Via · Harvey, LA 70058

$136,800

4 bd · 2.0 ba · 2,177 sqft · SingleFamily · 14 Days on market

Built 1981 9,583 sqft lot

---

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 +3.2/5.0
• 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

Don't miss your opportunity to own this four bedroom, two bath home. interior features two living areas, a cozy fireplace and a galley kitchen. Great outdoor entertaining potential with the inground pool. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• Galley kitchen
• Two living areas
• Inground pool

Tags

• TWO LIVING AREAS
• COZY FIREPLACE
• GALLEY KITCHEN
• INGROUND POOL
• OUTDOOR ENTERTAINING POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Cap rate 13.4% 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; 12 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 44% 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 $946 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $136,800

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $289,541
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2027 Spanish Oaks Dr	0.05mi	4/2.5	2,278 (+5%)	9mo	$304,000	$133	80
2103 Mesa Via Dr	0.24mi	4/2.5	2,278 (+5%)	1mo	$300,000	$132	79
2024 Spanish Oaks Dr	0.03mi	4/2.5	2,424 (+11%)	1mo	$316,000	$130	76
2132 Missile St	0.16mi	3/2.5 (-1)	1,978 (-9%)	3mo	$310,000	$157	68
2633 Saturn St	0.56mi	3/2.0 (-1)	2,175 (-0%)	6mo	$275,000	$126	64
2020 Alejo Del Sur Dr	0.47mi	4/2.5	2,287 (+5%)	7mo	$359,900	$157	62
2207 N Von Braun Ct	0.53mi	4/2.0	1,985 (-9%)	2mo	$152,775	$77	59
2236 Hampton Dr	0.69mi	4/2.5	2,262 (+4%)	1mo	$300,000	$133	59
2620 Jupiter St	0.43mi	3/2.5 (-1)	1,990 (-9%)	11mo	$158,500	$80	50
1921 Bradford Pl	0.70mi	3/2.0 (-1)	1,996 (-8%)	2mo	$285,000	$143	46
2640 Orbit Ct	0.69mi	3/2.0 (-1)	1,972 (-9%)	1mo	$267,500	$136	46
2128 Stall Dr	0.62mi	3/2.0 (-1)	1,934 (-11%)	11mo	$175,500	$91	38

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: 12.5%
• Equity multiple: 1.48×
• Total profit: $18,344
• Equity at exit: $20,397

10-year hold

• IRR: 18.8%
• Equity multiple: 2.34×
• Total profit: $51,224
• Equity at exit: $11,828

Cash invested: $38,304 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$717
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $739

Break-even live

Break-even rent $1,343

Max offer price $136,800

Occupancy floor 63%

Sensitivity live

Price	-10% $817	-5% $778	+0% $739	+5% $701	+10% $662
Rent	-10% $559	-5% $649	+0% $739	+5% $829	+10% $919
Rate	-1.0pp $808	-0.5pp $774	base $739	+0.5pp $704	+1.0pp $668

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: $34,200
• Closing costs: $4,104
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	24d	1	0.66mi
829 Bellemeade Blvd Gretna, LA	4.0	2.0	1805	$2,400	$1.33	44d	1	0.83mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	24d	1	0.86mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	44d	1	0.94mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	44d	1	1.01mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	24d	1	1.01mi
420 Fairfield Ave Gretna, LA	4.0	2.5	2707	$3,200	$1.18	15d	1	1.03mi
2727 Ridgefield Rd Gretna, LA	3.0	2.0	1700	$1,950	$1.15	15d	1	1.06mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	24d	1	1.29mi
3251 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1174	$2,500	$2.13	2d	1	1.32mi
528 Grovewood Dr Gretna, LA	4.0	2.0	1525	$2,200	$1.44	24d	1	1.48mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	44d	1	1.50mi

Listing history 10 events

1. 2026-02-13
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. interior features two living areas, a cozy fireplace and a galley kitchen. Great outdoor entertaining potential with the inground pool. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

2. 2026-02-13
   status Pending

   Show marketing remark (407 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. interior features two living areas, a cozy fireplace and a galley kitchen. Great outdoor entertaining potential with the inground pool. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

3. 2026-01-30
   listed $136,800 Active 407-char remark

   Show marketing remark (407 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. interior features two living areas, a cozy fireplace and a galley kitchen. Great outdoor entertaining potential with the inground pool. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

4. 2026-01-30
   listed $136,800 Active

   Show marketing remark (407 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. interior features two living areas, a cozy fireplace and a galley kitchen. Great outdoor entertaining potential with the inground pool. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

5. 2006-08-03
   soldstatus $195,000
6. 2006-07-28
   soldstatus $195,000 472-char remark

   Show marketing remark (472 chars)

   MUST SEE!Beautiful Home. NO FLOODING FROM KATRINA. Move-In Condition with many Amenities. All Appl. New, Hot Water Heater new, New Roof, New Fence, New Kitchen Cabinets, New French Doors, Recessed Lighting in Living /Dining Area. Wet Bar. FirePlace. Bonus Room was garage, Room used as Office, can be converted back to Garage. Big Spacious, Well Maintained Back Yard with InGround Pool & Covered Patio Great for Entertaining. ALL OFFERS MUST ACCOMPANY APPROVAL LETTER

7. 2006-06-14
   listed $195,000 472-char remark

   Show marketing remark (472 chars)

   MUST SEE!Beautiful Home. NO FLOODING FROM KATRINA. Move-In Condition with many Amenities. All Appl. New, Hot Water Heater new, New Roof, New Fence, New Kitchen Cabinets, New French Doors, Recessed Lighting in Living /Dining Area. Wet Bar. FirePlace. Bonus Room was garage, Room used as Office, can be converted back to Garage. Big Spacious, Well Maintained Back Yard with InGround Pool & Covered Patio Great for Entertaining. ALL OFFERS MUST ACCOMPANY APPROVAL LETTER

8. 2006-06-14
   listed $195,000

   Show marketing remark (472 chars)

   MUST SEE!Beautiful Home. NO FLOODING FROM KATRINA. Move-In Condition with many Amenities. All Appl. New, Hot Water Heater new, New Roof, New Fence, New Kitchen Cabinets, New French Doors, Recessed Lighting in Living /Dining Area. Wet Bar. FirePlace. Bonus Room was garage, Room used as Office, can be converted back to Garage. Big Spacious, Well Maintained Back Yard with InGround Pool & Covered Patio Great for Entertaining. ALL OFFERS MUST ACCOMPANY APPROVAL LETTER

9. 2005-07-11
   soldstatus $160,000
10. 1992-03-01
    soldstatus $80,941

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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 (shaded) · 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: $27,339
• − Mortgage interest: −$7,663
• − Property taxes: −$2,637
• − Insurance: −$1,482
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$3,980
• Taxable income: $7,204
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $7,142/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

+69.0% since first listed

10 events — show timeline

• 2026-02-13 Pending — AcadianaMLS
• 2026-02-13 Pending — GSREIN
• 2026-01-30 Listed $136,800 GSREIN
• 2026-01-30 Listed $136,800 AcadianaMLS
• 2006-08-03 Sold (Public Records) $195,000 Public Records
• 2006-07-28 Sold (MLS) $195,000 GSREIN
• 2006-06-14 Listed $195,000 AcadianaMLS
• 2006-06-14 Listed $195,000 GSREIN
• 2005-07-11 Sold (Public Records) $160,000 Public Records
• 1992-03-01 Sold (Public Records) $80,941 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,637 · +0.3% YoY. Source: county tax records.