1554 London Cross Rd · Harvey, LA 70058

$115,000

3 bd · 2.5 ba · 1,272 sqft · SingleFamily · 23 Days on market

Built 1985 2,286 sqft lot Est $197k · 42% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Located in the desirable Kensington Gardens subdivision, this 3-bedroom, 2.5-bath home offers a great opportunity for both investors and owner-occupants. Currently tenant-occupied with rental income of $1,500/month, this property provides immediate cash flow with the option for future personal use. Major updates include a roof replaced in 2017, drainage pump in the backyard replaced May 1, 2026, and key interior systems--A/C, water heater, oven/range, and electrical panel--all updated approximately 6 years ago. Conveniently situated just off Manhattan Blvd, this home offers easy access to restaurants, shopping, and everyday amenities.

Key facts

• A/c updated
• Water heater updated
• Rental income

Tags

• KENSINGTON GARDENS SUBDIVISION
• RENTAL INCOME
• ROOF REPLACED
• DRAINAGE PUMP REPLACED
• A/C UPDATED
• WATER HEATER UPDATED

Property features AI

Finance

• Other: Listing last updated May 26, 2026; Listing broker: NOLA Living Realty; Listing agent: Pauline Nguyen

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story; Entry level information not provided; Facing direction not provided; Property type not provided
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built year not provided
• Exterior features: City lot; Irregular-shaped lot; Lot dimensions approximately 127 x 18

Interior

• Kitchen: Oven; Range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Total of 8 rooms

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$197,160) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 falling (-3.9%/yr); 187 active listings in the ZIP; 26 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 33% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $34k; list at $115k implies a 237% gain — meaningful room to come down on a strong offer.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.18%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $197,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 35th St	0.39mi	3/1.5	1,295 (+2%)	6mo	$173,000	$134	69
12 Sallye Ann St	0.25mi	3/2.0	1,220 (-4%)	14mo	$130,000	$107	68
3520 Hero Dr	0.33mi	3/1.5	1,220 (-4%)	7mo	$189,468	$155	68
9 Maple Ln	0.67mi	3/2.0	1,300 (+2%)	3mo	$175,000	$135	60
5 Cedar Ln	0.61mi	3/1.0	1,315 (+3%)	0mo	$197,500	$150	60
3144 Claire Ave	0.70mi	3/1.0	1,323 (+4%)	4mo	$134,830	$102	52
3244 Hero Dr	0.57mi	3/2.0	1,211 (-5%)	18mo	$210,000	$173	48
2112 Broadway Ave	0.45mi	3/2.5	1,400 (+10%)	20mo	$235,000	$168	46
10 Cedar Ln	0.62mi	3/2.0	1,408 (+11%)	13mo	$296,000	$210	40
2214 N Friendship Dr	0.65mi	3/2.0	1,453 (+14%)	7mo	$235,000	$162	38

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: 14.2%
• Equity multiple: 1.55×
• Total profit: $17,669
• Equity at exit: $17,147

10-year hold

• IRR: 20.8%
• Equity multiple: 2.53×
• Total profit: $49,202
• Equity at exit: $9,943

Cash invested: $32,200 (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 70058

• Rents YoY: -3.9%
• Active inventory: 187
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$603
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $649

Break-even live

Break-even rent $878

Max offer price $115,000

Occupancy floor 57%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Justin Ln Unit Justin Harvey, LA	2.0	1.5	1384	$1,552	$1.12	43d	1	0.11mi
1511a Kings Rd Harvey, LA	2.0	1.5	1000	$1,600	$1.60	43d	1	0.15mi
1500 Lorene Dr Harvey, LA	3.0	1.0–2.0	766	$1,790	$2.34	3d	8	0.16mi
2700 Whitney Ave Harvey, LA	3.0	1.0–2.0	844	$1,538	$1.82	2d	11	0.20mi
2201 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–2.0	780	$1,349	$1.73	1d	27	0.21mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	2d	18	0.37mi
1840 Mathis Ave Harvey, LA	3.0	2.0	1200	$1,800	$1.50	43d	1	0.74mi
1805 Redwood Dr Harvey, LA	3.0	2.0	1270	$1,850	$1.46	21d	1	0.93mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	23d	1	0.93mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	43d	1	0.93mi
829 Bellemeade Blvd Gretna, LA	4.0	2.0	1805	$2,400	$1.33	43d	1	0.94mi
1645 Dogwood Dr Harvey, LA	4.0	1.0	1185	$1,800	$1.52	23d	1	1.05mi
520 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,545	$1.54	43d	9	1.06mi
2727 Ridgefield Rd Gretna, LA	3.0	2.0	1700	$1,950	$1.15	14d	1	1.12mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	43d	1	1.23mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	43d	1	1.28mi
1784 Carol Sue Ave Gretna, LA	1.0–3.0	1.0–1.5	850	$1,035	$1.22	43d	1	1.39mi
2713 W Friendship Dr Harvey, LA	3.0	2.0	1750	$1,850	$1.06	23d	1	1.39mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	23d	1	1.39mi
3300 Wall Blvd Gretna, LA	2.0	1.0–2.0	720	$1,300	$1.81	14d	1	1.40mi
1401 Drake Ln Gretna, LA	3.0	2.0	1296	$2,150	$1.66	23d	1	1.42mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	21d	1	1.43mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	23d	1	1.44mi
528 Grovewood Dr Gretna, LA	4.0	2.0	1525	$2,200	$1.44	23d	1	1.45mi
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	4d	1	1.46mi
2323 N Harper Dr Harvey, LA	3.0	2.0	1678	$3,000	$1.79	43d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $115,000 Active 23 DOM
2. 2026-06-17
   days on market $115,000 Active 22 DOM
3. 2026-06-16
   days on market $115,000 Active 21 DOM
4. 2026-06-15
   days on market $115,000 Active 20 DOM
5. 2026-06-13
   days on market $115,000 Active 18 DOM
6. 2026-06-10
   days on market $115,000 Active 15 DOM
7. 2026-06-09
   days on market $115,000 Active 14 DOM
8. 2026-06-08
   days on market $115,000 Active 13 DOM
9. 2026-06-07
   days on market $115,000 Active 12 DOM
10. 2026-06-03
    days on market $115,000 Active 8 DOM
11. 2026-06-02
    days on market $115,000 Active 7 DOM
12. 2026-06-01
    days on market $115,000 Active 6 DOM
13. 2026-05-31
    days on market $115,000 Active 5 DOM
14. 2026-05-26
    listed $115,000 Active

    Show marketing remark (642 chars)

    Located in the desirable Kensington Gardens subdivision, this 3-bedroom, 2.5-bath home offers a great opportunity for both investors and owner-occupants. Currently tenant-occupied with rental income of $1,500/month, this property provides immediate cash flow with the option for future personal use. Major updates include a roof replaced in 2017, drainage pump in the backyard replaced May 1, 2026, and key interior systems--A/C, water heater, oven/range, and electrical panel--all updated approximately 6 years ago. Conveniently situated just off Manhattan Blvd, this home offers easy access to restaurants, shopping, and everyday amenities.

15. 2026-05-26
    listed $115,000 Active 642-char remark

    Show marketing remark (642 chars)

    Located in the desirable Kensington Gardens subdivision, this 3-bedroom, 2.5-bath home offers a great opportunity for both investors and owner-occupants. Currently tenant-occupied with rental income of $1,500/month, this property provides immediate cash flow with the option for future personal use. Major updates include a roof replaced in 2017, drainage pump in the backyard replaced May 1, 2026, and key interior systems--A/C, water heater, oven/range, and electrical panel--all updated approximately 6 years ago. Conveniently situated just off Manhattan Blvd, this home offers easy access to restaurants, shopping, and everyday amenities.

16. 2016-01-28
    soldstatus $34,100 Sold 200-char remark

    Show marketing remark (200 chars)

    Two story townhouse, just off of Manhattan, two full bathroom upstairs, one half a bathroom down stairs. Inside laundry room, rear yard, off street parking for two cars. This is a Fannie Mae property.

17. 2016-01-20
    status Under Contract 200-char remark

    Show marketing remark (200 chars)

    Two story townhouse, just off of Manhattan, two full bathroom upstairs, one half a bathroom down stairs. Inside laundry room, rear yard, off street parking for two cars. This is a Fannie Mae property.

18. 2016-01-11
    status Active 200-char remark

    Show marketing remark (200 chars)

    Two story townhouse, just off of Manhattan, two full bathroom upstairs, one half a bathroom down stairs. Inside laundry room, rear yard, off street parking for two cars. This is a Fannie Mae property.

19. 2015-12-28
    status Under Contract 200-char remark

    Show marketing remark (200 chars)

    Two story townhouse, just off of Manhattan, two full bathroom upstairs, one half a bathroom down stairs. Inside laundry room, rear yard, off street parking for two cars. This is a Fannie Mae property.

20. 2015-12-18
    listed $26,000 Active 200-char remark

    Show marketing remark (200 chars)

    Two story townhouse, just off of Manhattan, two full bathroom upstairs, one half a bathroom down stairs. Inside laundry room, rear yard, off street parking for two cars. This is a Fannie Mae property.

21. 2015-12-17
    listed $26,000
22. 2005-11-23
    soldstatus $26,481
23. 2005-11-23
    soldstatus $58,000
24. 1987-05-01
    soldstatus $26,481

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$124/yr (+$10/mo · 24.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,387
• − Mortgage interest: −$6,442
• − Property taxes: −$509
• − Insurance: −$575
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$3,345
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $6,284/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

+334.3% since first listed

11 events — show timeline

• 2026-05-26 Listed $115,000 AcadianaMLS
• 2026-05-26 Listed $115,000 GSREIN
• 2016-01-28 Sold (MLS) $34,100 GSREIN
• 2016-01-20 Pending — GSREIN
• 2016-01-11 Relisted — GSREIN
• 2015-12-28 Pending — GSREIN
• 2015-12-18 Listed $26,000 GSREIN
• 2015-12-17 Listed $26,000 AcadianaMLS
• 2005-11-23 Sold (Public Records) $58,000 Public Records
• 2005-11-23 Sold (Public Records) $26,481 Public Records
• 1987-05-01 Sold (Public Records) $26,481 Public Records

Property tax history

-2.0%/yr

Latest (2025): $509 · +0.3% YoY. Source: county tax records.