600 Fairmont St · Harvey, LA 70058

$175,000

2 bd · 1.0 ba · 1,265 sqft · SingleFamily · 42 Days on market

Built 1948 $138/sqft · at area comps Est $179k · at est. ↓ 3% since listing

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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 +16.3/30.0
• ARV discount +8.6/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• 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

Charming 2-bedroom, 1-bath corner lot home renovated in 2019 with updates including all new plumbing with durable PEX piping, electrical, windows, and HVAC system for modern comfort and peace of mind. Original interior doors and solid wood moulding from when the home was originally built add timeless character and charm throughout. Property includes a detached garage and carport with a new metal roof. Conveniently located near shopping, dining, and everyday essentials with easy access to the WB Expressway for a quick commute. A great opportunity for homeowners or investors alike!

Key facts

• Renovated in 2019
• New plumbing
• New electrical

Tags

• CORNER LOT
• RENOVATED IN 2019
• NEW PLUMBING
• NEW ELECTRICAL
• NEW WINDOWS
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Windows upgraded for energy efficiency

Exterior

• Parking: Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Shingle roof
• Construction: Raised foundation; Shingle roofing
• Exterior features: Oversized patio/porch; Shed(s) on the property; City lot with a rectangular layout; Lot dimensions approximately 50 x 120

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 7 rooms; Very good condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $31 ($372/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 $155k (11.3% below list).
• Recommended offer: $155k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 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).

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 42 days — a 3% lower offer ($170k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,249 (11.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $179,325
• List price: $175,000
• Delta: -2.41%
• 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
615 Brown Ave	0.21mi	3/2.0 (+1)	1,275 (+1%)	4mo	$220,000	$173	77
744 Brown Ave	0.34mi	2/1.0	1,325 (+5%)	11mo	$99,000	$75	68
1908 Otis St	0.54mi	3/2.0 (+1)	1,272 (+1%)	4mo	$169,000	$133	61
653 St. Joseph Ln	0.40mi	2/1.0	1,135 (-10%)	11mo	$174,000	$153	55
1020 Beechwood Dr	0.63mi	3/2.0 (+1)	1,212 (-4%)	3mo	$150,000	$124	52
1061 Price Dr	0.72mi	3/1.5 (+1)	1,312 (+4%)	6mo	$170,000	$130	48
737 Derbigny St	0.64mi	3/2.0 (+1)	1,340 (+6%)	15mo	$325,900	$243	39
720 Derbigny St	0.61mi	3/1.0 (+1)	1,087 (-14%)	5mo	$244,000	$224	38
1048 Price Dr	0.69mi	3/1.5 (+1)	1,372 (+8%)	12mo	$182,000	$133	37
1804 Eunice Dr	0.60mi	3/2.0 (+1)	1,178 (-7%)	18mo	$240,000	$204	36
925 Weyer St	0.73mi	3/2.0 (+1)	1,354 (+7%)	14mo	$330,000	$244	34
1037 Teakwood Dr	0.68mi	3/2.0 (+1)	1,193 (-6%)	23mo	$150,000	$126	31

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-30,919
• Equity at exit: $26,093

10-year hold

• IRR: -18.2%
• Equity multiple: 0.14×
• Total profit: $-41,905
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$918
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $31

Break-even live

Break-even rent $1,513

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	44d	1	0.09mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	24d	1	0.17mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	24d	1	0.18mi
532 Chalmette St Harvey, LA	3.0	1.0	1224	$1,450	$1.18	3d	1	0.18mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	24d	1	0.24mi
822 Gulf Dr Gretna, LA	2.0	1.0	900	$1,300	$1.44	15d	1	0.49mi
1122 10th St Gretna, LA	2.0	1.0	973	$1,700	$1.75	4d	1	0.54mi
1029 Dolhonde St Gretna, LA	2.0	1.0	1100	$1,600	$1.45	44d	1	0.59mi
700 Derbigny St Gretna, LA	2.0	1.5	1064	$1,300	$1.22	24d	1	0.61mi
1104 Huey P Long Ave Gretna, LA	2.0	1.0	1140	$1,800	$1.58	24d	1	0.78mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	2d	10	0.79mi
912 Newton St Gretna, LA	1.0	1.0	960	$1,800	$1.88	24d	1	0.83mi
601 4th St Unit D Gretna, LA	2.0	1.0	987	$1,250	$1.27	44d	1	0.86mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	24d	1	0.92mi
239 Lavoisier St Unit C Gretna, LA	1.0	1.0	1200	$1,550	$1.29	3d	1	0.92mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	3d	1	0.95mi
527 3rd St Gretna, LA	2.0	1.0	878	$1,350	$1.54	44d	1	0.96mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	44d	1	0.98mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	44d	1	0.99mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	44d	1	1.00mi
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	24d	1	1.02mi
455 9th St Unit A New Orleans, LA	2.0	1.5	917	$2,550	$2.78	16d	1	1.06mi
428 1st St New Orleans, LA	2.0	1.5	1378	$2,800	$2.03	24d	1	1.06mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	15d	1	1.06mi
514 Washington Ave New Orleans, LA	2.0	2.0	1100	$2,200	$2.00	3d	1	1.07mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	21d	1	1.07mi
612 Fried St Gretna, LA	3.0	2.0	1250	$1,600	$1.28	44d	1	1.09mi
515 3rd St New Orleans, LA	3.0	3.0	1687	$2,650	$1.57	44d	1	1.09mi
617 7th St New Orleans, LA	3.0	2.0	1768	$3,400	$1.92	3d	1	1.11mi
532 1st St New Orleans, LA	2.0	1.5	1202	$2,175	$1.81	3d	1	1.15mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	44d	1	1.15mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	1.17mi
427 Jackson Ave New Orleans, LA	1.0–2.0	1.0–2.0	915	$3,495	$3.82	2d	4	1.18mi
718 3rd St New Orleans, LA	2.0	2.0	1041	$2,700	$2.59	44d	1	1.22mi
722 Third St New Orleans, LA	2.0	20.5	1041	$2,700	$2.59	15d	1	1.23mi
536 Jackson Ave New Orleans, LA	2.0	1.0	1259	$2,475	$1.97	21d	1	1.26mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	44d	1	1.27mi
817 4th St New Orleans, LA	2.0	2.0	1232	$2,540	$2.06	3d	1	1.28mi
2505 Annunciation St New Orleans, LA	1.0	1.0	900	$1,200	$1.33	24d	1	1.29mi
433 Avenue A Marrero, LA	3.0	2.0	1558	$1,750	$1.12	44d	1	1.29mi

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 42 DOM
2. 2026-06-17
   days on market $175,000 Active 41 DOM
3. 2026-06-16
   days on market $175,000 Active 40 DOM
4. 2026-06-15
   days on market $175,000 Active 39 DOM
5. 2026-06-13
   days on market $175,000 Active 37 DOM
6. 2026-06-10
   days on market $175,000 Active 34 DOM
7. 2026-06-09
   days on market $175,000 Active 33 DOM
8. 2026-06-08
   pricedays on market $175,000 Active 32 DOM

   Show marketing remark (586 chars)

   Charming 2-bedroom, 1-bath corner lot home renovated in 2019 with updates including all new plumbing with durable PEX piping, electrical, windows, and HVAC system for modern comfort and peace of mind. Original interior doors and solid wood moulding from when the home was originally built add timeless character and charm throughout. Property includes a detached garage and carport with a new metal roof. Conveniently located near shopping, dining, and everyday essentials with easy access to the WB Expressway for a quick commute. A great opportunity for homeowners or investors alike!

9. 2026-06-07
   days on market $180,000 Active 31 DOM
10. 2026-06-03
    days on market $180,000 Active 27 DOM
11. 2026-06-02
    days on market $180,000 Active 26 DOM
12. 2026-06-01
    days on market $180,000 Active 25 DOM
13. 2026-05-31
    days on market $180,000 Active 24 DOM
14. 2026-05-06
    listed $180,000 Active 586-char remark

    Show marketing remark (586 chars)

    Charming 2-bedroom, 1-bath corner lot home renovated in 2019 with updates including all new plumbing with durable PEX piping, electrical, windows, and HVAC system for modern comfort and peace of mind. Original interior doors and solid wood moulding from when the home was originally built add timeless character and charm throughout. Property includes a detached garage and carport with a new metal roof. Conveniently located near shopping, dining, and everyday essentials with easy access to the WB Expressway for a quick commute. A great opportunity for homeowners or investors alike!

15. 2026-05-06
    listed $180,000 Active 586-char remark

    Show marketing remark (586 chars)

    Charming 2-bedroom, 1-bath corner lot home renovated in 2019 with updates including all new plumbing with durable PEX piping, electrical, windows, and HVAC system for modern comfort and peace of mind. Original interior doors and solid wood moulding from when the home was originally built add timeless character and charm throughout. Property includes a detached garage and carport with a new metal roof. Conveniently located near shopping, dining, and everyday essentials with easy access to the WB Expressway for a quick commute. A great opportunity for homeowners or investors alike!

16. 2002-06-01
    soldstatus

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,661 · $138/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: $18,630
• − Mortgage interest: −$9,803
• − Property taxes: −$1,661
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,091
• Taxable loss: −$2,578
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $990/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

-2.8% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $175,000 AcadianaMLS
• 2026-06-08 Price Changed $175,000 GSREIN
• 2026-05-06 Listed $180,000 GSREIN
• 2026-05-06 Listed $180,000 AcadianaMLS
• 2002-06-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,661 · +0.3% YoY. Source: county tax records.