2649 Vulcan St · Harvey, LA 70058

$230,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily · 46 Days on market

Built 1975 7,148 sqft lot $148/sqft · 14% below area Est $267k · 14% 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 +18.4/30.0
• ARV discount +13.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• 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

Check out this spacious well maintained 3-bedroom 2-bathroom home. The home includes plenty of storage with a 1 car garage, and plenty of off-street parking. The nice backyard and large covered patio make for a great entertainment area. This home comes with the benefit of a three-year-old HVAC system. Call today to book your showing.

Key facts

• Backyard
• Covered patio
• Hvac system

Tags

• BACKYARD
• COVERED PATIO
• HVAC SYSTEM

Property features AI

Exterior

• Parking: Garage; Off-street parking; Three or more parking spaces
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-story property; Slab foundation; Shingle roof
• Construction: Brick construction; Built with a slab foundation; Shingle roof
• Exterior features: Brick exterior; Fence; Covered concrete patio/porch; Rectangular, city lot

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Security system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $207k (10.2% below list).
• Recommended offer: $207k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 18 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $67k; list at $230k implies a 243% gain — meaningful room to come down on a strong offer.

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 $206,608 (10.2% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 0.90% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $266,816
• List price: $230,000
• Delta: -13.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2289 Colombo Dr	0.09mi	3/2.0	1,715 (+10%)	14mo	$293,000	$171	67
2241 Hampton Dr	0.30mi	3/2.0	1,700 (+9%)	4mo	$150,000	$88	67
2214 N Friendship Dr	0.48mi	3/2.0	1,453 (-6%)	7mo	$235,000	$162	61
2282 N Village Green St	0.62mi	3/2.0	1,600 (+3%)	10mo	$230,000	$144	58
2323 N Harper Dr	0.46mi	3/2.0	1,678 (+8%)	10mo	$350,000	$209	57
1857 Stall Dr	0.70mi	3/2.0	1,600 (+3%)	12mo	$160,500	$100	53
2239 S Village Green St	0.65mi	3/2.0	1,641 (+6%)	10mo	$255,000	$155	52
2128 Missile St	0.50mi	3/2.0	1,673 (+8%)	18mo	$255,000	$152	49
3405 W Parc Green St	0.74mi	3/2.0	1,650 (+6%)	12mo	$254,000	$154	45
2120 Colombo Dr	0.44mi	4/2.0 (+1)	1,726 (+11%)	14mo	$245,000	$142	44
34 Terraza Del Oeste Dr	0.67mi	3/2.0	1,409 (-9%)	12mo	$220,000	$156	44
1909 Stall Dr	0.65mi	3/2.0	1,750 (+13%)	10mo	$182,000	$104	40

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-33,899
• Equity at exit: $34,294

10-year hold

• IRR: -12.3%
• Equity multiple: 0.37×
• Total profit: $-40,876
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $149

Break-even live

Break-even rent $1,878

Max offer price $230,000

Occupancy floor 88%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2278 Telestar St Harvey, LA	4.0	2.0	2121	$2,450	$1.16	23d	1	0.09mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	0.27mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	0.45mi
3014 Destrehan Ave Harvey, LA	2.0	2.0	1150	$1,600	$1.39	43d	1	0.91mi
1805 Redwood Dr Harvey, LA	3.0	2.0	1270	$1,850	$1.46	21d	1	1.03mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	23d	1	1.08mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	43d	1	1.08mi
1500 Lorene Dr Harvey, LA	3.0	1.0–2.0	766	$1,790	$2.34	3d	8	1.16mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	1.22mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	2d	1	1.22mi
1645 Dogwood Dr Harvey, LA	4.0	1.0	1185	$1,800	$1.52	23d	1	1.23mi
2331 Justin Ln Unit Justin Harvey, LA	2.0	1.5	1384	$1,552	$1.12	43d	1	1.24mi
2700 Whitney Ave Harvey, LA	3.0	1.0–2.0	844	$1,538	$1.82	2d	11	1.26mi
1840 Mathis Ave Harvey, LA	3.0	2.0	1200	$1,800	$1.50	43d	1	1.31mi
829 Bellemeade Blvd Gretna, LA	4.0	2.0	1805	$2,400	$1.33	43d	1	1.36mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	3d	18	1.45mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	43d	1	1.49mi
4112 Lac Bienville Dr Unit A Harvey, LA	2.0	1.5	1100	$1,400	$1.27	14d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $230,000 Active 46 DOM
2. 2026-06-17
   days on market $230,000 Active 45 DOM
3. 2026-06-16
   days on market $230,000 Active 44 DOM
4. 2026-06-15
   days on market $230,000 Active 43 DOM
5. 2026-06-13
   days on market $230,000 Active 41 DOM
6. 2026-06-10
   days on market $230,000 Active 38 DOM
7. 2026-06-09
   days on market $230,000 Active 37 DOM
8. 2026-06-08
   days on market $230,000 Active 36 DOM
9. 2026-06-07
   days on market $230,000 Active 35 DOM
10. 2026-06-03
    days on market $230,000 Active 31 DOM
11. 2026-06-02
    days on market $230,000 Active 30 DOM
12. 2026-06-01
    days on market $230,000 Active 29 DOM
13. 2026-05-31
    days on market $230,000 Active 28 DOM
14. 2026-05-03
    listed $240,000 Active 335-char remark

    Show marketing remark (335 chars)

    Check out this spacious well maintained 3-bedroom 2-bathroom home. The home includes plenty of storage with a 1 car garage, and plenty of off-street parking. The nice backyard and large covered patio make for a great entertainment area. This home comes with the benefit of a three-year-old HVAC system. Call today to book your showing.

15. 2026-05-03
    listed $240,000 Active 335-char remark

    Show marketing remark (335 chars)

    Check out this spacious well maintained 3-bedroom 2-bathroom home. The home includes plenty of storage with a 1 car garage, and plenty of off-street parking. The nice backyard and large covered patio make for a great entertainment area. This home comes with the benefit of a three-year-old HVAC system. Call today to book your showing.

16. 1986-03-01
    soldstatus $67,000

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $1,383 · $115/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: $24,793
• − Mortgage interest: −$12,884
• − Property taxes: −$1,383
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$6,691
• Taxable loss: −$2,079
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $2,281/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

+243.3% since first listed

5 events — show timeline

• 2026-05-27 Price Changed $230,000 AcadianaMLS
• 2026-05-27 Price Changed $230,000 GSREIN
• 2026-05-03 Listed $240,000 GSREIN
• 2026-05-03 Listed $240,000 AcadianaMLS
• 1986-03-01 Sold (Public Records) $67,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,383 · +0.3% YoY. Source: county tax records.