545 Maple Ave · Harvey, LA 70058

$232,500

3 bd · 2.0 ba · 1,900 sqft · SingleFamily · 78 Days on market

Built 1968 8,999 sqft lot $122/sqft · at area comps Est $235k · at est.

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +8.0/15.0
• 1% rule +5.4/10.0
• 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

THIS BEAUTIFULLY UPDATED ALL-BRICK 3-BEDROOM, 2-BATH HOME OFFERS EXCEPTIONAL SPACE, STORAGE, AND UPGRADES THROUGHOUT. INSIDE, YOU'LL FIND ALL NEW DOORS, MOLDINGS, AND CABINETRY PAIRED WITH GORGEOUS QUARTZ COUNTERTOPS AND DURABLE VINYL FLOORING THROUGHOUT. THE KITCHEN IS EQUIPPED WITH STAINLESS STEEL APPLIANCES, A GAS STOVE, MICROWAVE, AND DISHWASHER, MAKING IT BOTH STYLISH AND FUNCTIONAL. THE BEDROOMS ARE GENEROUSLY SIZED WITH GREAT CLOSET SPACE, AND THE PRIMARY SUITE FEATURES A STAND-UP SHOWER. ADDITIONAL IMPROVEMENTS INCLUDE NEW FANS, NEW BLINDS, AND ALL NEW DOUBLE-INSULATED WINDOWS FOR ADDED COMFORT AND EFFICIENCY. OUTSIDE, ENJOY A 1-CAR GARAGE PLUS CARPORT, AN EXTRA STORAGE AREA, AND A LARGE BACKYARD COMPLETE WITH A CINDER BLOCK SHED--OFFERING PLENTY OF ROOM TO SPREAD OUT AND ENJOY.

Key facts

• Quartz countertops
• New doors
• New moldings

Tags

• UPDATED ALL BRICK
• NEW DOORS
• NEW MOLDINGS
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• DURABLE VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $232k).
• Recommended offer: $219k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.7% 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); 189 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,417/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 1992% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 78 days — a 6% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $232k implies a 258% 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 $218,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $235,079
• List price: $232,500
• Delta: -1.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Pailet Ave	0.24mi	3/2.0	1,950 (+3%)	3mo	$200,000	$103	82
536 Olive Dr	0.10mi	3/2.5	1,950 (+3%)	13mo	$235,000	$121	78
700 Estalote Ave	0.31mi	3/2.0	1,630 (-14%)	1mo	$235,000	$144	61
513 Brown Ave	0.18mi	2/2.0 (-1)	1,656 (-13%)	13mo	$214,900	$130	55
1021 Maplewood Dr	0.65mi	3/2.0	1,800 (-5%)	12mo	$175,000	$97	50
1045 Maplewood Dr	0.74mi	3/2.0	1,752 (-8%)	11mo	$264,900	$151	43
546 1st Ave	0.70mi	2/2.0 (-1)	1,724 (-9%)	7mo	$222,000	$129	41
938 11th St	0.73mi	3/2.0	1,635 (-14%)	7mo	$400,000	$245	37

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-16,938
• Equity at exit: $34,667

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-6,432
• Equity at exit: $20,102

Cash invested: $65,100 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$97
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $438

Break-even live

Break-even rent $1,864

Max offer price $232,500

Occupancy floor 77%

Sensitivity live

Price	-10% $569	-5% $503	+0% $438	+5% $372	+10% $306
Rent	-10% $247	-5% $342	+0% $438	+5% $533	+10% $629
Rate	-1.0pp $555	-0.5pp $497	base $438	+0.5pp $377	+1.0pp $316

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 8th St Harvey, LA	3.0	2.0	1912	$2,200	$1.15	45d	1	0.25mi
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	5d	1	0.92mi
428 1st St New Orleans, LA	2.0	1.5	1378	$2,800	$2.03	25d	1	1.06mi
612 Fried St Gretna, LA	3.0	2.0	1250	$1,600	$1.28	45d	1	1.09mi
515 3rd St New Orleans, LA	3.0	3.0	1687	$2,650	$1.57	45d	1	1.09mi
617 7th St New Orleans, LA	3.0	2.0	1768	$3,400	$1.92	4d	1	1.11mi
530 2nd St New Orleans, LA	3.0	2.5	2050	$5,250	$2.56	45d	1	1.12mi
2517 Saint Thomas St New Orleans, LA	3.0	3.0	2010	$4,000	$1.99	4d	1	1.15mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	5d	1	1.17mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	25d	1	1.20mi
536 Jackson Ave New Orleans, LA	2.0	1.0	1259	$2,475	$1.97	22d	1	1.26mi
817 4th St New Orleans, LA	2.0	2.0	1232	$2,540	$2.06	4d	1	1.28mi
433 Avenue A Marrero, LA	3.0	2.0	1558	$1,750	$1.12	45d	1	1.29mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	45d	1	1.31mi
1124 Orchid Dr Harvey, LA	4.0	2.0	2118	$2,328	$1.10	25d	1	1.32mi
929 Eighth St New Orleans, LA	3.0	1.5	1600	$2,250	$1.41	25d	1	1.33mi
2041 S Chippewa St Unit 2041 New Orleans, LA	3.0	2.5	1400	$2,700	$1.93	45d	1	1.34mi
2502 Laurel St New Orleans, LA	3.0	2.0	1333	$2,300	$1.73	18d	1	1.34mi
912 Louisiana Ave New Orleans, LA	2.0	3.5	2175	$4,250	$1.95	45d	1	1.35mi
2115 Chippewa St New Orleans, LA	3.0	2.0	1315	$2,400	$1.83	17d	1	1.37mi
2115 Chippewa St New Orleans, LA	3.0	2.0	1315	$2,500	$1.90	45d	1	1.37mi
127 Willow Dr Gretna, LA	3.0	2.0	2250	$2,300	$1.02	25d	1	1.43mi
127 Willow Dr Gretna, LA	3.0	2.0	2250	$2,200	$0.98	45d	1	1.43mi
2628 Magazine St New Orleans, LA	3.0	2.0	1400	$2,650	$1.89	18d	1	1.44mi
2608 Magazine St New Orleans, LA	3.0	2.0	1844	$3,100	$1.68	45d	1	1.44mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	45d	1	1.45mi
1111 6th St New Orleans, LA	3.0	1.5	1425	$2,995	$2.10	45d	1	1.45mi
1021 1st St New Orleans, LA	4.0	4.0	2621	$4,500	$1.72	4d	1	1.47mi
1104 2nd St Unit B New Orleans, LA	2.0	2.0	1750	$10,000	$5.71	25d	1	1.49mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,950	$1.47	45d	1	1.50mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,800	$1.36	25d	1	1.50mi

Listing history 10 events

1. 2026-04-13
   soldstatus $65,000
2. 2026-04-06
   price $232,500 797-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

3. 2026-04-06
   price $232,500 808-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

4. 2026-03-23
   status Active 797-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

5. 2026-03-23
   status Active 808-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

6. 2026-03-16
   status Pending 797-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

7. 2026-03-16
   status Pending 808-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

8. 2026-03-03
   listed $245,000 Active 797-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

9. 2026-03-03
   listed $245,000 Active 808-char remark

   Show marketing remark (808 chars)

   This beautifully updated all-brick 3-bedroom, 2-bath home offers exceptional space, storage, and upgrades throughout. Inside, you’ll find all new doors, moldings, and cabinetry paired with gorgeous quartz countertops and durable vinyl flooring throughout. The kitchen is equipped with stainless steel appliances, a gas stove, microwave, and dishwasher, making it both stylish and functional. The bedrooms are generously sized with great closet space, and the primary suite features a stand-up shower. Additional improvements include new fans, new blinds, and all new double-insulated windows for added comfort and efficiency. Outside, enjoy a 1-car garage plus carport, an extra storage area, and a large backyard complete with a cinder block shed—offering plenty of room to spread out and enjoy.

10. 1994-11-01
    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: $1,076 · $90/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$203/yr (+$17/mo · 18.8%)

ⓘ 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: $29,010
• − Mortgage interest: −$13,024
• − Property taxes: −$1,076
• − Insurance: −$1,960
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$6,764
• Taxable income: $1,545
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $4,880/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

-73.5% since first listed

10 events — show timeline

• 2026-04-13 Sold (Public Records) $65,000 Public Records
• 2026-04-06 Price Changed $232,500 AcadianaMLS
• 2026-04-06 Price Changed $232,500 GSREIN
• 2026-03-23 Relisted — AcadianaMLS
• 2026-03-23 Relisted — GSREIN
• 2026-03-16 Pending — AcadianaMLS
• 2026-03-16 Pending — GSREIN
• 2026-03-03 Listed $245,000 GSREIN
• 2026-03-03 Listed $245,000 AcadianaMLS
• 1994-11-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,076 · +0.3% YoY. Source: county tax records.