823 5th Ave · Harvey, LA 70058

$109,000

2 bd · 1.0 ba · 760 sqft · SingleFamily · 612 Days on market

Built 1955 $143/sqft · 25% below area Est $146k · 25% under

---

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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Key facts

• 2 parking spots
• Built 1955
• Listed 612 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 612 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $109k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 612 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $146,306
• List price: $109,000
• Delta: -25.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Fos Ave	0.43mi	2/1.0	734 (-3%)	6mo	$103,000	$140	69
829 Avenue B Ave	0.47mi	2/1.0	735 (-3%)	5mo	$77,800	$106	68
713 5th Ave	0.14mi	2/1.0	872 (+15%)	13mo	$80,000	$92	58
516 Bellanger St	0.41mi	1/1.0 (-1)	660 (-13%)	6mo	$115,000	$174	49

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-484
• Equity at exit: $16,252

10-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $11,410
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$572
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $332

Break-even live

Break-even rent $948

Max offer price $109,000

Occupancy floor 71%

Sensitivity live

Price	-10% $394	-5% $363	+0% $332	+5% $302	+10% $271
Rent	-10% $224	-5% $278	+0% $332	+5% $387	+10% $441
Rate	-1.0pp $387	-0.5pp $360	base $332	+0.5pp $304	+1.0pp $275

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	45d	1	0.12mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	44d	1	0.27mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	44d	1	0.32mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	5d	1	0.43mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	44d	1	0.44mi
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	5d	1	0.45mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	44d	1	0.53mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	44d	1	0.56mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	44d	1	0.63mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	24d	1	0.63mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.68mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	0.78mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	5d	1	0.82mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	0.82mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	0.84mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	24d	1	0.84mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	5d	1	0.88mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	24d	1	0.88mi
2416 4th St Harvey, LA	1.0	1.0	750	$1,000	$1.33	44d	1	0.91mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	44d	1	0.97mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	5d	1	0.98mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	5d	1	1.01mi
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	24d	1	1.05mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	44d	1	1.06mi
420 Fairmont St Harvey, LA	1.0	1.0	840	$1,195	$1.42	5d	1	1.09mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	24d	1	1.17mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	24d	1	1.17mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	22d	1	1.19mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.20mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	1.40mi
3639 Tchoupitoulas St New Orleans, LA	1.0	1.0	800	$1,400	$1.75	24d	1	1.42mi
3969 Tchoupitoulas St Unit D New Orleans, LA	2.0	2.0	965	$2,100	$2.18	24d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $109,000 Active 612 DOM
2. 2026-06-17
   days on market $109,000 Active 611 DOM
3. 2026-06-16
   days on market $109,000 Active 610 DOM
4. 2026-06-15
   days on market $109,000 Active 609 DOM
5. 2026-06-13
   days on market $109,000 Active 607 DOM
6. 2026-06-10
   days on market $109,000 Active 604 DOM
7. 2026-06-09
   days on market $109,000 Active 603 DOM
8. 2026-06-08
   days on market $109,000 Active 602 DOM
9. 2026-06-07
   days on market $109,000 Active 601 DOM
10. 2026-06-03
    days on market $109,000 Active 597 DOM
11. 2026-06-02
    days on market $109,000 Active 596 DOM
12. 2026-06-01
    days on market $109,000 Active 595 DOM
13. 2026-05-31
    days on market $109,000 Active 594 DOM
14. 2025-10-29
    price $109,000
15. 2025-10-29
    price $109,000
16. 2025-09-09
    price $128,000
17. 2025-09-09
    price $128,000
18. 2025-08-08
    price $129,000
19. 2025-08-08
    price $129,000
20. 2024-10-14
    listed $134,000 Active
21. 2024-10-14
    listed $134,000 Active
22. 2017-05-01
    soldstatus $54,000 Sold
23. 2017-05-01
    soldstatus $54,000
24. 2016-08-07
    status Under Contract
25. 2016-08-02
    price $69,900
26. 2016-05-18
    listed $79,900 Active
27. 2016-05-17
    listed $69,900
28. 1983-03-01
    soldstatus $8,000

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $787 · $66/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: $16,428
• − Mortgage interest: −$6,106
• − Property taxes: −$787
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,171
• Taxable income: $2,393
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,415/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

+1262.5% since first listed

15 events — show timeline

• 2025-10-29 Price Changed $109,000 AcadianaMLS
• 2025-10-29 Price Changed $109,000 GSREIN
• 2025-09-09 Price Changed $128,000 AcadianaMLS
• 2025-09-09 Price Changed $128,000 GSREIN
• 2025-08-08 Price Changed $129,000 AcadianaMLS
• 2025-08-08 Price Changed $129,000 GSREIN
• 2024-10-14 Listed $134,000 GSREIN
• 2024-10-14 Listed $134,000 AcadianaMLS
• 2017-05-01 Sold (Public Records) $54,000 Public Records
• 2017-05-01 Sold (MLS) $54,000 GSREIN
• 2016-08-07 Pending — GSREIN
• 2016-08-02 Price Changed $69,900 GSREIN
• 2016-05-18 Listed $79,900 GSREIN
• 2016-05-17 Listed $69,900 AcadianaMLS
• 1983-03-01 Sold (Public Records) $8,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $787 · +0.3% YoY. Source: county tax records.