413 3rd Ave · Harvey, LA 70058

$145,000

2 bd · 1.0 ba · 885 sqft · SingleFamily · 6 Days on market

Built 1950 3,767 sqft lot $164/sqft · 14% below area Est $176k · 18% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• 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

Adorable shotgun-style home ready and waiting for its next owner! Whether you're looking for an investment property or a place to call home, this charming property has plenty to offer. An inviting stairwell welcomes you to the front porch, setting the tone for the character inside. The interior features fresh paint, no carpet, storage options, wood rafters, and a windowed partition to leave the home feeling open. Primary bedroom includes a decorative brick fireplace adding a cozy feeling to the area. The spacious kitchen is designed for both function and style, complete with a center island (to remain with property - 2 barstools included) and stainless-steel appliances (to remain with property). Updated bathroom features an oversized shower! An interior laundry room adds convenience, with washer and dryer (to remain with property). Outside, you'll find even more to love with a carport and 11.11' x 19.11' storage shed for added practicality. Schedule your private showing today!

Key facts

• Spacious kitchen
• Shotgun style home
• Inviting stairwell

Tags

• SHOTGUN STYLE HOME
• INVITING STAIRWELL
• DECORATIVE BRICK FIREPLACE
• SPACIOUS KITCHEN
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property in very good condition
• Financial info: Details not provided
• HOA & community: Public transportation nearby

Exterior

• Parking: Attached covered carport
• Security: Security system; Closed-circuit camera(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation; Vinyl siding; Shingle/asphalt roof; Approximate year built (updated since that time); Rectangular city lot (30 x 125)
• Construction: Vinyl siding construction; Asphalt shingle roof; Raised foundation
• Exterior features: Fenced yard; Front porch; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s)
• Interior features: Ceiling fan(s); Stainless steel appliances; 6 total rooms
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $66 ($794/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 $138k (4.5% below list).
• Recommended offer: $138k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y 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; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $138,487 (4.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $175,815
• List price: $145,000
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Gaudet Dr	0.39mi	2/1.0	902 (+2%)	12mo	$137,000	$152	68
713 5th Ave	0.41mi	2/1.0	872 (-2%)	13mo	$80,000	$92	68
426 5th Ave	0.15mi	2/1.0	946 (+7%)	23mo	$153,000	$162	62
505 Marion Ave	0.66mi	2/1.0	852 (-4%)	5mo	$155,000	$182	59
649 St. Joseph Ln	0.53mi	2/1.0	900 (+2%)	19mo	$168,300	$187	56
632 Allo Ave	0.57mi	2/1.0	950 (+7%)	14mo	$153,000	$161	50
739 Avenue A Ave	0.69mi	2/1.0	963 (+9%)	11mo	$139,000	$144	44
435 Brown Ave	0.60mi	2/1.0	950 (+7%)	20mo	$133,333	$140	43
737 Avenue A Ave	0.68mi	2/1.0	974 (+10%)	14mo	$155,000	$159	40
813 2nd Ave	0.53mi	3/1.0 (+1)	1,010 (+14%)	11mo	$157,000	$155	38
443 Yetta St	0.69mi	3/1.0 (+1)	812 (-8%)	16mo	$84,000	$103	35

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: -16.7%
• Equity multiple: 0.43×
• Total profit: $-23,305
• Equity at exit: $21,620

10-year hold

• IRR: -15.4%
• Equity multiple: 0.25×
• Total profit: $-30,404
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$760
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $66

Break-even live

Break-even rent $1,301

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $148	-5% $107	+0% $66	+5% $25	+10% $-16
Rent	-10% $-43	-5% $11	+0% $66	+5% $121	+10% $176
Rate	-1.0pp $139	-0.5pp $103	base $66	+0.5pp $29	+1.0pp $-10

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	5d	1	0.11mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	44d	1	0.27mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	44d	1	0.31mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	44d	1	0.34mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	44d	1	0.43mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	24d	1	0.43mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	45d	1	0.44mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	44d	1	0.48mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	44d	1	0.54mi
2416 4th St Harvey, LA	1.0	1.0	750	$1,000	$1.33	44d	1	0.55mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	24d	1	0.60mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.67mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	44d	1	0.75mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	5d	1	0.76mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	0.79mi
420 Fairmont St Harvey, LA	1.0	1.0	840	$1,195	$1.42	5d	1	0.80mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	0.82mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	0.83mi
3639 Tchoupitoulas St New Orleans, LA	1.0	1.0	800	$1,400	$1.75	24d	1	0.88mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	24d	1	0.89mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	24d	1	0.89mi
3969 Tchoupitoulas St Unit D New Orleans, LA	2.0	2.0	965	$2,100	$2.18	24d	1	0.97mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	5d	1	0.97mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	5d	1	0.97mi
455 9th St Unit A New Orleans, LA	2.0	1.5	917	$2,550	$2.78	17d	1	0.99mi
825 Louisiana Ave #6 New Orleans, LA	1.0	1.0	809	$1,400	$1.73	4d	1	1.03mi
3319 Laurel St New Orleans, LA	1.0	1.0	1000	$1,800	$1.80	22d	1	1.08mi
514 Washington Ave New Orleans, LA	2.0	2.0	1100	$2,200	$2.00	4d	1	1.17mi
1120 Aline St Unit 2B New Orleans, LA	1.0	1.0	900	$1,450	$1.61	18d	1	1.18mi
1120 Aline St Unit 2A New Orleans, LA	2.0	1.0	900	$1,450	$1.61	24d	1	1.18mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	5d	1	1.19mi
3646 Camp St New Orleans, LA	2.0	1.0	730	$1,650	$2.26	24d	1	1.20mi
3026 Constance St New Orleans, LA	1.0	1.0	950	$1,800	$1.89	4d	1	1.23mi
3601 Camp St Unit 105 New Orleans, LA	2.0	2.0	920	$2,000	$2.17	24d	1	1.24mi
4535 Tchoupitoulas St New Orleans, LA	3.0	1.0	973	$1,595	$1.64	24d	1	1.24mi
515 Cadiz St New Orleans, LA	2.0	1.0	600	$1,095	$1.82	4d	1	1.26mi
3100 Magazine St New Orleans, LA	2.0	1.0	1005	$1,800	$1.79	18d	1	1.26mi
3518 Chestnut St New Orleans, LA	1.0	1.0	1100	$2,100	$1.91	12d	1	1.27mi
822 Gulf Dr Gretna, LA	2.0	1.0	900	$1,300	$1.44	15d	1	1.32mi
2427 Rousseau St New Orleans, LA	2.0	1.0	843	$1,200	$1.42	11d	1	1.32mi

Listing history 34 events

1. 2026-06-18
   days on market $145,000 Active 6 DOM
2. 2026-06-17
   days on market $145,000 Active 5 DOM
3. 2026-06-16
   days on market $145,000 Active 4 DOM
4. 2026-06-15
   days on market $145,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on marketlisting id $145,000 Active 1 DOM
7. 2025-12-17
   price $145,000 354-char remark
8. 2025-12-17
   price $145,000 355-char remark
9. 2025-10-18
   price $149,500 354-char remark
10. 2025-10-18
    price $149,500 355-char remark
11. 2025-07-21
    price $153,000 354-char remark
12. 2025-07-21
    price $153,000 355-char remark
13. 2025-06-19
    listed $159,900 Active 354-char remark
14. 2025-06-19
    listed $159,900 Active 355-char remark
15. 2021-11-02
    soldstatus $135,000
16. 2021-10-29
    soldstatus $135,000 Closed
17. 2021-10-02
    status Pending
18. 2021-08-24
    price $139,000
19. 2021-07-07
    price $144,000
20. 2021-06-09
    listed $149,000 Active
21. 2021-06-09
    listed $139,000
22. 2019-09-02
    listed $125,000
23. 2016-09-30
    soldstatus $95,000
24. 2016-09-29
    soldstatus $95,000 Sold
25. 2016-08-14
    historical Pending Continue to Show
26. 2016-07-28
    price $95,900
27. 2016-06-21
    price $99,500
28. 2016-06-07
    price $109,000
29. 2016-06-05
    listed $115,000 Active
30. 2016-06-01
    listed $95,900
31. 2012-02-24
    listed $83,000
32. 2012-02-24
    listed $83,000
33. 2007-06-15
    soldstatus $35,000
34. 1977-06-01
    soldstatus $9,000

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $1,688 · $141/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,618
• − Mortgage interest: −$8,122
• − Property taxes: −$1,688
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,218
• Taxable loss: −$1,591
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,176/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

+1511.1% since first listed

29 events — show timeline

• 2026-06-04 Listed $145,000 AcadianaMLS
• 2026-06-04 Listed $145,000 GSREIN
• 2025-12-17 Price Changed $145,000 AcadianaMLS
• 2025-12-17 Price Changed $145,000 GSREIN
• 2025-10-18 Price Changed $149,500 AcadianaMLS
• 2025-10-18 Price Changed $149,500 GSREIN
• 2025-07-21 Price Changed $153,000 AcadianaMLS
• 2025-07-21 Price Changed $153,000 GSREIN
• 2025-06-19 Listed $159,900 AcadianaMLS
• 2021-11-02 Sold (Public Records) $135,000 Public Records
• 2021-10-29 Sold (MLS) $135,000 GSREIN
• 2021-10-02 Pending — GSREIN
• 2021-08-24 Price Changed $139,000 GSREIN
• 2021-07-07 Price Changed $144,000 GSREIN
• 2021-06-09 Listed $149,000 GSREIN
• 2021-06-09 Listed $139,000 AcadianaMLS
• 2019-09-02 Listed $125,000 AcadianaMLS
• 2016-09-30 Sold (Public Records) $95,000 Public Records
• 2016-09-29 Sold (MLS) $95,000 GSREIN
• 2016-08-14 Contingent — GSREIN
• 2016-07-28 Price Changed $95,900 GSREIN
• 2016-06-21 Price Changed $99,500 GSREIN
• 2016-06-07 Price Changed $109,000 GSREIN
• 2016-06-05 Listed $115,000 GSREIN
• 2016-06-01 Listed $95,900 AcadianaMLS
• 2012-02-24 Listed $83,000 GSREIN
• 2012-02-24 Listed $83,000 AcadianaMLS
• 2007-06-15 Sold (Public Records) $35,000 Public Records
• 1977-06-01 Sold (Public Records) $9,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,688 · +0.3% YoY. Source: county tax records.