519 Farrington Dr · Harvey, LA 70072

$165,000

2 bd · 1.0 ba · 955 sqft · SingleFamily · 8 Days on market

Built 1968 Est $148k · 11% over

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Why this score? — see what drove the D- 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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage style home in a quiet settled neighborhood. Doors, baseboards, and trim are all original woodwork. Living room opens to a large eat in kitchen. Laundry closet in the kitchen has a stackable washer and dryer that will remain with the home. Existing stove to remain. Hurricane shutters, Large fenced in backyard with covered carport with attached storage shed and a patio that covers slab. Won't last long!!

Key facts

• Large eat in kitchen
• Existing stove
• Laundry closet

Tags

• ORIGINAL WOODWORK
• LARGE EAT IN KITCHEN
• LAUNDRY CLOSET
• STACKABLE WASHER AND DRYER
• EXISTING REFRIGERATOR
• EXISTING STOVE

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story property; Shingle roof
• Construction: Raised foundation; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 40 x 120; Raised foundation

Interior

• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $38 ($460/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 $146k (11.4% below list).
• Recommended offer: $146k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 rising (+1.1%/yr); 294 active listings in the ZIP; 40 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 32% of the median local income ($55k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y 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 $112k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $146,203 (11.4% below list)

Questions for the listing agent

1. Built in 1968 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $148,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Gaudet Dr	0.07mi	2/1.0	902 (-6%)	12mo	$137,000	$152	78
632 Allo Ave	0.22mi	2/1.0	950 (-0%)	14mo	$153,000	$161	77
739 Avenue A Ave	0.36mi	2/1.0	963 (+1%)	11mo	$139,000	$144	72
604 Macarthur Ave	0.26mi	2/1.0	1,020 (+7%)	6mo	$178,000	$175	72
737 Avenue A Ave	0.35mi	2/1.0	974 (+2%)	14mo	$155,000	$159	69
512 Allo Ave	0.13mi	2/2.0	1,050 (+10%)	6mo	$189,000	$180	68
511 Ave B	0.21mi	3/1.0 (+1)	1,044 (+9%)	3mo	$160,000	$153	67
818 Avenue A Ave	0.46mi	2/1.0	900 (-6%)	9mo	$134,900	$150	61
713 5th Ave	0.32mi	2/1.0	872 (-9%)	12mo	$80,000	$92	60
813 2nd Ave	0.54mi	3/1.0 (+1)	1,010 (+6%)	11mo	$157,000	$155	51
1001 Farrington Dr	0.61mi	2/1.0	1,007 (+5%)	20mo	$170,000	$169	46
921 Gaudet Dr	0.58mi	3/1.5 (+1)	1,076 (+13%)	18mo	$164,000	$152	29

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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-27,101
• Equity at exit: $24,602

10-year hold

• IRR: -12.7%
• Equity multiple: 0.32×
• Total profit: $-31,527
• Equity at exit: $14,266

Cash invested: $46,200 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$865
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $38

Break-even live

Break-even rent $1,413

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	44d	1	0.03mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	44d	1	0.13mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	44d	1	0.17mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	23d	1	0.17mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	44d	1	0.18mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	44d	1	0.21mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	44d	1	0.23mi
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	4d	1	0.28mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.32mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	44d	1	0.38mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	0.46mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	23d	1	0.47mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	0.49mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	4d	1	0.78mi
2416 4th St Harvey, LA	1.0	1.0	750	$1,000	$1.33	44d	1	0.91mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	23d	1	0.94mi
3639 Tchoupitoulas St New Orleans, LA	1.0	1.0	800	$1,400	$1.75	23d	1	1.05mi
3969 Tchoupitoulas St Unit D New Orleans, LA	2.0	2.0	965	$2,100	$2.18	23d	1	1.05mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	44d	1	1.08mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	4d	1	1.09mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	1.10mi
420 Fairmont St Harvey, LA	1.0	1.0	840	$1,195	$1.42	4d	1	1.15mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	4d	1	1.16mi
4535 Tchoupitoulas St New Orleans, LA	3.0	1.0	973	$1,595	$1.64	23d	1	1.19mi
515 Cadiz St New Orleans, LA	2.0	1.0	600	$1,095	$1.82	3d	1	1.20mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.23mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	23d	1	1.24mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	23d	1	1.24mi
825 Louisiana Ave #6 New Orleans, LA	1.0	1.0	809	$1,400	$1.73	3d	1	1.26mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	23d	1	1.29mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	4d	1	1.29mi
455 9th St Unit A New Orleans, LA	2.0	1.5	917	$2,550	$2.78	16d	1	1.29mi
3319 Laurel St New Orleans, LA	1.0	1.0	1000	$1,800	$1.80	21d	1	1.31mi
3646 Camp St New Orleans, LA	2.0	1.0	730	$1,650	$2.26	23d	1	1.35mi
1120 Aline St Unit 2A New Orleans, LA	2.0	1.0	900	$1,450	$1.61	23d	1	1.36mi
1120 Aline St Unit 2B New Orleans, LA	1.0	1.0	900	$1,450	$1.61	17d	1	1.36mi
4909 Tchoupitoulas St New Orleans, LA	2.0	1.0	962	$1,700	$1.77	2d	1	1.37mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	4d	1	1.38mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	44d	1	1.38mi
3601 Camp St Unit 105 New Orleans, LA	2.0	2.0	920	$2,000	$2.17	23d	1	1.40mi

Listing history 6 events

1. 2026-06-18
   days on market $165,000 Active 8 DOM
2. 2026-06-17
   days on market $165,000 Active 7 DOM
3. 2026-06-16
   days on market $165,000 Active 6 DOM
4. 2026-06-15
   days on market $165,000 Active 5 DOM
5. 2026-06-13
   remarks 413-char remark
6. 2026-06-13
   listed $165,000 Active 3 DOM

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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: $17,544
• − Mortgage interest: −$9,243
• − Property taxes: −$1,394
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,800
• Taxable loss: −$2,322
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,017/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): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

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 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% 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: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

-98.8% since first listed

16 events — show timeline

• 2026-06-10 Rental Removed $1,500 RAAMLS
• 2026-06-08 Listed $165,000 AcadianaMLS
• 2026-06-08 Listed $165,000 GSREIN
• 2026-04-30 Listed for Rent $1,500 RAAMLS
• 2025-10-20 Rental Removed $1,500 GSREIN
• 2025-09-27 Listed for Rent $1,500 GSREIN
• 2024-09-24 Rental Removed $1,500 GSREIN
• 2024-09-07 Listed for Rent $1,500 GSREIN
• 2024-03-04 Rental Removed $1,500 GSREIN
• 2024-02-24 Listed for Rent $1,500 GSREIN
• 2019-03-07 Sold (Public Records) $111,500 Public Records
• 2019-02-28 Sold (MLS) $111,500 GSREIN
• 2019-02-13 Pending — GSREIN
• 2019-01-10 Listed $123,000 AcadianaMLS
• 2019-01-10 Listed $123,000 GSREIN
• 2000-11-01 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,394 · +0.3% YoY. Source: county tax records.