1324 Redwood Dr · Harvey, LA 70058

$174,333

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 6 Days on market

Built 1979 5,898 sqft lot Est $201k · 13% 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 +23.7/30.0
• ARV discount +13.4/15.0
• DSCR +7.6/10.0
• 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

One owner for over 50 years in an established Harvey neighborhood! Turn this solid, well cared for home into a gorgeous updated home or do minimal updates and it is perfectly livable and clean as is! Roof is estimated to be about 5 years old. Two nice sized bathrooms, a beautiful backyard, and an inviting cool covered outdoor space makes this home a wonderful choice!

Key facts

• Beautiful backyard
• 5,898 sq ft lot
• Parking

Tags

• BEAUTIFUL BACKYARD
• COVERED OUTDOOR SPACE

Property features AI

Exterior

• Parking: Covered off-street parking; Carport
• Utilities: Public water; Public sewer
• Home design: One-story; Brick construction; Shingle roof; Slab foundation; Average condition
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Fenced yard; Concrete covered patio/porch; Shed(s)

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and other rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Gas fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Cap rate 8.6% 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; 27 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 34% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $174,333

Questions for the listing agent

1. Built in 1979 — 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: 1.00% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $200,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 Teakwood Dr	0.19mi	3/2.0	1,610 (-1%)	1mo	$200,000	$124	89
1349 Dogwood Dr	0.12mi	3/2.0	1,550 (-4%)	7mo	$199,900	$129	81
1037 Maplewood Dr	0.34mi	3/2.0	1,581 (-2%)	4mo	$160,000	$101	77
1901 Mathis Ave	0.69mi	3/2.0	1,628 (+0%)	5mo	$277,000	$170	63
1045 Maplewood Dr	0.31mi	3/2.0	1,752 (+8%)	11mo	$264,900	$151	62
1309 Dogwood Dr	0.08mi	3/2.0	1,377 (-15%)	13mo	$183,000	$133	60
1609 Dogwood Dr	0.63mi	4/1.5 (+1)	1,640 (+1%)	10mo	$119,900	$73	54
1021 Maplewood Dr	0.40mi	3/2.0	1,800 (+11%)	12mo	$175,000	$97	53
1913 Estalote Ave	0.68mi	4/2.0 (+1)	1,668 (+3%)	10mo	$95,000	$57	50
1030 Estalote Ave	0.54mi	4/2.5 (+1)	1,497 (-8%)	8mo	$259,995	$174	49
1820 Pailet Ave	0.64mi	2/1.5 (-1)	1,451 (-10%)	2mo	$105,000	$72	44
1936 Estalote Ave	0.74mi	3/2.0	1,742 (+8%)	12mo	$80,000	$46	42

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-16,524
• Equity at exit: $25,994

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-12,591
• Equity at exit: $15,073

Cash invested: $48,813 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$914
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $265

Break-even live

Break-even rent $1,416

Max offer price $174,333

Occupancy floor 80%

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: $43,583
• Closing costs: $5,230
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	4d	1	0.15mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	21d	1	0.17mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	23d	1	0.22mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	1d	10	0.56mi
1840 Mathis Ave Harvey, LA	3.0	2.0	1200	$1,800	$1.50	43d	1	0.66mi
1645 Dogwood Dr Harvey, LA	4.0	1.0	1185	$1,800	$1.52	23d	1	0.71mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	23d	1	0.80mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	43d	1	0.82mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	23d	1	0.84mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	43d	1	0.84mi
1805 Redwood Dr Harvey, LA	3.0	2.0	1270	$1,850	$1.46	21d	1	0.88mi
1701 8th St Harvey, LA	3.0	2.0	1912	$2,200	$1.15	43d	1	0.92mi
532 Chalmette St Harvey, LA	3.0	1.0	1224	$1,450	$1.18	3d	1	1.08mi
1029 Dolhonde St Gretna, LA	2.0	1.0	1100	$1,600	$1.45	43d	1	1.11mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	2d	18	1.11mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	23d	1	1.20mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	23d	1	1.21mi
1104 Huey P Long Ave Gretna, LA	2.0	1.0	1140	$1,800	$1.58	23d	1	1.21mi
1124 Orchid Dr Harvey, LA	4.0	2.0	2118	$2,328	$1.10	23d	1	1.23mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	23d	1	1.24mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	4d	1	1.24mi
700 Derbigny St Gretna, LA	2.0	1.5	1064	$1,300	$1.22	23d	1	1.32mi
2331 Justin Ln Unit Justin Harvey, LA	2.0	1.5	1384	$1,552	$1.12	43d	1	1.38mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	4d	1	1.45mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	4d	1	1.45mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	1.47mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $174,333 Active 6 DOM
2. 2026-06-17
   days on market $174,333 Active 5 DOM
3. 2026-06-16
   days on market $174,333 Active 4 DOM
4. 2026-06-15
   days on market $174,333 Active 3 DOM
5. 2026-06-13
   remarks 369-char remark
6. 2026-06-13
   listed $174,333 Active 1 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: $784 · $65/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$175/yr (+$15/mo · 22.3%)

ⓘ 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: $21,019
• − Mortgage interest: −$9,765
• − Property taxes: −$784
• − Insurance: −$1,669
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$5,072
• Taxable income: $366
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,094/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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $174,333 GSREIN
• 2026-06-12 Listed $174,333 AcadianaMLS
• 1979-12-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $784 · +0.3% YoY. Source: county tax records.