4168 Lac Saint Pierre Dr · Harvey, LA 70058

$210,000

4 bd · 2.5 ba · 1,588 sqft · SingleFamily · 140 Days on market

Built 2004 5,445 sqft lot $132/sqft · 21% below area Est $266k · 21% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• 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

Don't let this opportunity pass to acquire this beautiful, well maintained 4-bedroom, 2.5- bathroom home, located in an X Flood zone, featuring granite countertops in the kitchen, as well as ceramic tile and wood flooring throughout, and a spacious backyard for family gatherings to enjoy crawfish boils/barbeque. Call today to schedule a private tour.

Key facts

• Wood flooring
• Spacious backyard
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• CERAMIC TILE FLOORING
• WOOD FLOORING
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $209k (0.3% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 4 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 10400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.00% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $265,685
• List price: $210,000
• Delta: -20.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1928 Lac La Belle Dr	0.16mi	4/2.5	1,557 (-2%)	1mo	$211,000	$136	88
3932 E Bamboo Dr	0.28mi	3/2.0 (-1)	1,710 (+8%)	10mo	$206,000	$120	59
3939 Bayou Oaks Dr	0.27mi	3/2.0 (-1)	1,796 (+13%)	4mo	$233,975	$130	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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-28,852
• Equity at exit: $31,312

10-year hold

• IRR: -11.2%
• Equity multiple: 0.42×
• Total profit: $-34,133
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,093 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $177

Break-even live

Break-even rent $1,869

Max offer price $210,000

Occupancy floor 87%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Lake Lynn Dr Harvey, LA	3.0	2.5	1686	$1,900	$1.13	23d	1	0.28mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.29mi
3251 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1174	$2,500	$2.13	1d	1	1.47mi
1401 Drake Ln Gretna, LA	3.0	2.0	1296	$2,150	$1.66	23d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 140 DOM
2. 2026-06-17
   days on market $210,000 Active 139 DOM
3. 2026-06-16
   days on market $210,000 Active 138 DOM
4. 2026-06-15
   days on market $210,000 Active 137 DOM
5. 2026-06-13
   days on market $210,000 Active 135 DOM
6. 2026-06-10
   days on market $210,000 Active 132 DOM
7. 2026-06-09
   days on market $210,000 Active 131 DOM
8. 2026-06-08
   days on market $210,000 Active 130 DOM
9. 2026-06-07
   days on market $210,000 Active 129 DOM
10. 2026-06-03
    days on market $210,000 Active 125 DOM
11. 2026-06-02
    days on market $210,000 Active 124 DOM
12. 2026-06-01
    days on market $210,000 Active 123 DOM
13. 2026-05-31
    days on market $210,000 Active 122 DOM
14. 2026-05-20
    price $210,000 352-char remark

    Show marketing remark (352 chars)

    Don't let this opportunity pass to acquire this beautiful, well maintained 4-bedroom, 2.5- bathroom home, located in an X Flood zone, featuring granite countertops in the kitchen, as well as ceramic tile and wood flooring throughout, and a spacious backyard for family gatherings to enjoy crawfish boils/barbeque. Call today to schedule a private tour.

15. 2026-05-19
    price $210,000 352-char remark

    Show marketing remark (352 chars)

    Don't let this opportunity pass to acquire this beautiful, well maintained 4-bedroom, 2.5- bathroom home, located in an X Flood zone, featuring granite countertops in the kitchen, as well as ceramic tile and wood flooring throughout, and a spacious backyard for family gatherings to enjoy crawfish boils/barbeque. Call today to schedule a private tour.

16. 2026-04-12
    listed $2,000
17. 2026-01-28
    listed $220,000 Active 352-char remark

    Show marketing remark (352 chars)

    Don't let this opportunity pass to acquire this beautiful, well maintained 4-bedroom, 2.5- bathroom home, located in an X Flood zone, featuring granite countertops in the kitchen, as well as ceramic tile and wood flooring throughout, and a spacious backyard for family gatherings to enjoy crawfish boils/barbeque. Call today to schedule a private tour.

18. 2026-01-28
    listed $220,000 Active 352-char remark

    Show marketing remark (352 chars)

    Don't let this opportunity pass to acquire this beautiful, well maintained 4-bedroom, 2.5- bathroom home, located in an X Flood zone, featuring granite countertops in the kitchen, as well as ceramic tile and wood flooring throughout, and a spacious backyard for family gatherings to enjoy crawfish boils/barbeque. Call today to schedule a private tour.

19. 2022-03-18
    soldstatus $210,000 Closed
20. 2022-02-15
    status Pending
21. 2022-02-11
    listed $195,000
22. 2022-02-11
    listed $195,000 Active
23. 2010-05-26
    soldstatus $146,000
24. 2004-06-01
    soldstatus $113,900

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $2,657 · $221/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,116
• − Mortgage interest: −$11,763
• − Property taxes: −$2,657
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$6,109
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $2,429/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

• 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

+84.4% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $210,000 AcadianaMLS
• 2026-05-19 Price Changed $210,000 GSREIN
• 2026-04-12 Listed for Rent $2,000 RAAMLS
• 2026-01-28 Listed $220,000 GSREIN
• 2026-01-28 Listed $220,000 AcadianaMLS
• 2022-03-18 Sold (MLS) $210,000 GSREIN
• 2022-02-15 Pending — GSREIN
• 2022-02-11 Listed $195,000 GSREIN
• 2022-02-11 Listed $195,000 AcadianaMLS
• 2010-05-26 Sold (Public Records) $146,000 Public Records
• 2004-06-01 Sold (Public Records) $113,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,657 · +0.3% YoY. Source: county tax records.