1941 Estalote Ave · Harvey, LA 70058

$160,000

3 bd · 2.0 ba · 1,537 sqft · SingleFamily · 136 Days on market

Built 1944 $104/sqft · 5% below area Est $169k · 5% 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 +26.6/30.0
• ARV discount +9.8/15.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• 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

OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

Key facts

• Rear parking
• Full kitchen
• Attached suite

Tags

• CORNER LOT
• ATTACHED SUITE
• FULL KITCHEN
• REAR PARKING
• GAS STOVE
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Bonella A. St. Ville Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 416 students, 75% FRL); L.H. Marrero Middle School (math 15% / reading 28%, grade F, #158 of 218 statewide, top 73%, 672 students, 65% FRL); West Jefferson High School (math 10% / reading 17%, grade F, #229 of 265 statewide, top 86%, 1,524 students, 58% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents falling (-3.9%/yr); 189 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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

• It's been on market 136 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1944 — 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: 1.14% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $168,739
• List price: $160,000
• Delta: -5.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Pailet Ave	0.19mi	2/1.5 (-1)	1,451 (-6%)	2mo	$105,000	$72	73
1913 Estalote Ave	0.07mi	4/2.0 (+1)	1,668 (+8%)	10mo	$95,000	$57	69
1609 Dogwood Dr	0.16mi	4/1.5 (+1)	1,640 (+7%)	10mo	$119,900	$73	66
1936 Estalote Ave	0.03mi	3/2.0	1,742 (+13%)	13mo	$80,000	$46	66
1349 Dogwood Dr	0.63mi	3/2.0	1,550 (+1%)	7mo	$199,900	$129	63
1901 Mathis Ave	0.49mi	3/2.0	1,628 (+6%)	6mo	$277,000	$170	63
1380 Redwood Dr	0.60mi	4/2.0 (+1)	1,570 (+2%)	15mo	$177,900	$113	51
1320 Dogwood Dr	0.70mi	3/2.0	1,486 (-3%)	15mo	$165,000	$111	50
1357 Dogwood Dr	0.61mi	3/2.0	1,340 (-13%)	15mo	$129,500	$97	38
1309 Dogwood Dr	0.73mi	3/2.0	1,377 (-10%)	13mo	$183,000	$133	38
2112 Broadway Ave	0.73mi	3/2.5	1,400 (-9%)	20mo	$235,000	$168	33
1312 Maplewood Dr	0.73mi	4/1.5 (+1)	1,331 (-13%)	13mo	$199,000	$150	26

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-30,964
• Equity at exit: $23,857

10-year hold

• IRR: -26.4%
• Equity multiple: -0.04×
• Total profit: $-46,543
• Equity at exit: $13,834

Cash invested: $44,800 (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: 189
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$839
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1

Break-even live

Break-even rent $1,817

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $92	-5% $46	+0% $1	+5% $-44	+10% $-90
Rent	-10% $-143	-5% $-71	+0% $1	+5% $73	+10% $145
Rate	-1.0pp $82	-0.5pp $42	base $1	+0.5pp $-41	+1.0pp $-83

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Dogwood Dr Harvey, LA	4.0	1.0	1185	$1,800	$1.52	25d	1	0.11mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	45d	1	0.26mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	25d	1	0.26mi
1805 Redwood Dr Harvey, LA	3.0	2.0	1270	$1,850	$1.46	23d	1	0.29mi
1840 Mathis Ave Harvey, LA	3.0	2.0	1200	$1,800	$1.50	45d	1	0.50mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	23d	1	0.61mi
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	6d	1	0.85mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	25d	1	0.92mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	6d	1	1.01mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	25d	1	1.01mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	4d	18	1.11mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	6d	1	1.18mi
2331 Justin Ln Unit Justin Harvey, LA	2.0	1.5	1384	$1,552	$1.12	45d	1	1.23mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	3d	10	1.25mi
1124 Orchid Dr Harvey, LA	4.0	2.0	2118	$2,328	$1.10	25d	1	1.27mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	6d	1	1.28mi
1500 Lorene Dr Harvey, LA	3.0	1.0–2.0	766	$1,790	$2.34	5d	8	1.31mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	6d	1	1.31mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	23d	1	1.31mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	45d	1	1.35mi
2700 Whitney Ave Harvey, LA	3.0	1.0–2.0	844	$1,538	$1.82	4d	11	1.35mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	5d	1	1.36mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	1.36mi
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	25d	1	1.38mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	25d	1	1.38mi

Listing history 32 events

1. 2026-06-21
   days on market $160,000 Active 136 DOM
2. 2026-06-18
   days on market $160,000 Active 133 DOM
3. 2026-06-17
   days on market $160,000 Active 132 DOM
4. 2026-06-16
   days on market $160,000 Active 131 DOM
5. 2026-06-15
   days on market $160,000 Active 130 DOM
6. 2026-06-13
   days on market $160,000 Active 128 DOM
7. 2026-06-10
   days on market $160,000 Active 125 DOM
8. 2026-06-09
   days on market $160,000 Active 124 DOM
9. 2026-06-08
   days on market $160,000 Active 123 DOM
10. 2026-06-07
    days on market $160,000 Active 122 DOM
11. 2026-06-03
    days on market $160,000 Active 118 DOM
12. 2026-06-02
    days on market $160,000 Active 117 DOM
13. 2026-06-01
    days on market $160,000 Active 116 DOM
14. 2026-05-31
    days on market $160,000 Active 115 DOM
15. 2026-03-27
    price $160,000 348-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

16. 2026-03-27
    price $160,000 351-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

17. 2026-03-24
    price $170,000 348-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

18. 2026-03-24
    price $170,000 351-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

19. 2026-02-21
    price $175,000 348-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

20. 2026-02-21
    price $175,000 351-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

21. 2026-02-05
    listed $185,000 Active 348-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

22. 2026-02-05
    listed $185,000 Active 351-char remark

    Show marketing remark (351 chars)

    OPEN HOUSE 05/09/2026 1:00 PM to 3:00 PM Corner Lot with 3 bedrooms and 2 bathrooms in the main house, along with an attached 1 bed & 1 bath Suite with a full kitchen and rear parking. Gas stove, Refrigerator and lots of cabinets. Measurements are approximate and not guaranteed by Realtor, Owner, or Broker and should be verified by purchaser.

23. 2025-06-24
    soldstatus $165,000
24. 2024-03-13
    listed $120,000
25. 2008-02-07
    soldstatus $89,900
26. 2008-01-31
    soldstatus $89,900
27. 2007-07-17
    listed $89,900
28. 2007-07-17
    listed $89,900
29. 2003-04-01
    soldstatus $70,000
30. 2003-03-19
    soldstatus $70,000
31. 2002-12-03
    listed $74,900
32. 2002-12-03
    listed $74,900

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 9/10 Extreme FEMA zone AE · 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: $21,819
• − Mortgage interest: −$8,962
• − Property taxes: −$1,238
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,655
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $598/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

+113.6% since first listed

18 events — show timeline

• 2026-03-27 Price Changed $160,000 AcadianaMLS
• 2026-03-27 Price Changed $160,000 GSREIN
• 2026-03-24 Price Changed $170,000 AcadianaMLS
• 2026-03-24 Price Changed $170,000 GSREIN
• 2026-02-21 Price Changed $175,000 AcadianaMLS
• 2026-02-21 Price Changed $175,000 GSREIN
• 2026-02-05 Listed $185,000 GSREIN
• 2026-02-05 Listed $185,000 AcadianaMLS
• 2025-06-24 Sold (Public Records) $165,000 Public Records
• 2024-03-13 Listed $120,000 AcadianaMLS
• 2008-02-07 Sold (Public Records) $89,900 Public Records
• 2008-01-31 Sold (MLS) $89,900 GSREIN
• 2007-07-17 Listed $89,900 GSREIN
• 2007-07-17 Listed $89,900 AcadianaMLS
• 2003-04-01 Sold (Public Records) $70,000 Public Records
• 2003-03-19 Sold (MLS) $70,000 GSREIN
• 2002-12-03 Listed $74,900 AcadianaMLS
• 2002-12-03 Listed $74,900 GSREIN

Property tax history

+1.9%/yr

Latest (2025): $1,238 · +0.3% YoY. Source: county tax records.