333 Highway Dr Unit B · Jefferson, LA 70121

$155,000

3 bd · 2.5 ba · 1,528 sqft · Townhouse · 6 Days on market

Built 1986 Est $249k · 38% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Old Jefferson. This townhome offers the chance to create value in a location that's hard to beat, with convenient access to Ochsner, Elmwood, Uptown, and much of the Greater New Orleans area. Inside, you'll find a spacious floor plan, generous living areas, an attached garage, and updated upstairs bathrooms with marble countertops and updated cabinetry. Whether you're looking for your next project, a long-term investment, or a home you can update over time, there's plenty of potential here. Property is being sold as-is and will require repairs, updates, and cosmetic improvements. Known issues include plumbing repairs, HVAC cooling repairs, ceiling repairs, exterior repairs, and deferred maintenance. A little vision can go a long way--and the location is already doing much of the heavy lifting. Please see the property disclosure. No Showings on Thursdays until after 2:30 pm. Seller to make no repairs.

Key facts

• Marble countertops
• Convenient access
• Spacious floor plan

Tags

• CONVENIENT ACCESS
• SPACIOUS FLOOR PLAN
• GENEROUS LIVING AREAS
• UPDATED UPSTAIRS BATHROOMS
• MARBLE COUNTERTOPS
• UPDATED CABINETRY

Property features AI

Exterior

• Parking: Garage (off-street, 1 space)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding; Average condition; Slab foundation; Shingle roof
• Construction: Built with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Porch; City lot; Rectangular lot; Lot dimensions approximately 24 x 125

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.4% vs local median 4.6% in Jefferson — 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 72/100 on livability (#42 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, 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.
• Market conditions: Rents rising fast (+5.1%/yr); 100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($60k/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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $88k; list at $155k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $155,000

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. 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.
3. 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.
4. 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: 1.28% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $249,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 Audubon Trce #2301	0.07mi	2/2.5 (-1)	1,572 (+3%)	12mo	$282,800	$180	76
305 Audubon Trce #305	0.11mi	2/2.5 (-1)	1,572 (+3%)	13mo	$256,000	$163	75
3523 Audubon Trce #3523	0.13mi	2/2.5 (-1)	1,630 (+7%)	7mo	$248,500	$152	72
321 Dodge Ave	0.31mi	3/2.5	1,576 (+3%)	10mo	$245,000	$155	72
1406 Audubon Trce #1406	0.10mi	2/2.5 (-1)	1,563 (+2%)	19mo	$215,000	$138	71
502 Audubon Trce #502	0.12mi	2/2.5 (-1)	1,642 (+8%)	10mo	$300,000	$183	69
3324 Audubon Trce #3324	0.09mi	2/2.5 (-1)	1,630 (+7%)	13mo	$280,000	$172	69
714 Pecan Grove Ln	0.63mi	3/2.5	1,575 (+3%)	0mo	$239,000	$152	65
3722 Audubon Trce #3722	0.15mi	2/2.0 (-1)	1,346 (-12%)	9mo	$225,000	$167	59
1003 Audubon Trce #1003	0.04mi	2/2.0 (-1)	1,330 (-13%)	17mo	$214,900	$162	56
1105 Audubon Trce #1105	0.13mi	2/2.0 (-1)	1,350 (-12%)	16mo	$200,000	$148	55
105 Audubon Trce #105	0.08mi	2/2.0 (-1)	1,330 (-13%)	19mo	$223,000	$168	52

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.31×
• Total profit: $13,336
• Equity at exit: $23,111

10-year hold

• IRR: 18.7%
• Equity multiple: 2.71×
• Total profit: $74,004
• Equity at exit: $13,402

Cash invested: $43,400 (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 70121

• Rents YoY: 5.1%
• Active inventory: 100
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$813
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $536

Break-even live

Break-even rent $1,310

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $624	-5% $580	+0% $536	+5% $492	+10% $448
Rent	-10% $379	-5% $458	+0% $536	+5% $615	+10% $693
Rate	-1.0pp $614	-0.5pp $576	base $536	+0.5pp $496	+1.0pp $455

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Audubon Trce #1104 New Orleans, LA	2.0	2.0	1360	$1,595	$1.17	44d	1	0.09mi
1402 Audubon Trce Unit 1 Jefferson, LA	3.0	2.5	2005	$2,300	$1.15	24d	1	0.10mi
2703 Audubon Trce Jefferson, LA	2.0	2.5	1642	$2,100	$1.28	44d	1	0.13mi
3812 Audubon Trce Jefferson, LA	2.0	1.0	1078	$2,000	$1.86	44d	1	0.18mi
237 Vinet Ave New Orleans, LA	2.0	1.0	1195	$1,800	$1.51	5d	1	0.21mi
3422 D'Aquin St Unit 1 Jefferson, LA	3.0	2.5	1600	$2,400	$1.50	24d	1	0.52mi
4427 Ware Ave New Orleans, LA	3.0	1.0	1150	$1,775	$1.54	15d	1	0.61mi
201 Shrewsbury Ct New Orleans, LA	3.0	2.0	1694	$2,000	$1.18	24d	1	0.63mi
734 Pecan Grove Ln New Orleans, LA	3.0	2.5	1539	$2,200	$1.43	44d	1	0.68mi
750 52 Canton St Jefferson, LA	3.0	2.0	1400	$1,900	$1.36	44d	1	0.72mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	44d	1	0.78mi
3827 Williams Pl New Orleans, LA	4.0	1.5	1450	$2,200	$1.52	24d	1	0.82mi
300 Maine St New Orleans, LA	3.0	2.0	1169	$2,300	$1.97	44d	1	0.85mi
826 S Clearview Pkwy New Orleans, LA	1.0–2.0	1.0–2.0	1041	$1,935	$1.86	3d	19	0.88mi
832 S Clearview Pkwy #211 New Orleans, LA	2.0	1.5	1135	$1,675	$1.48	22d	1	0.93mi
3714 Johnson St Metairie, LA	2.0	1.5	1200	$1,700	$1.42	44d	1	1.25mi
116 Colby St Metairie, LA	3.0	2.0	1343	$2,500	$1.86	44d	1	1.29mi
5101 Citrus Blvd Unit 255 River Ridge, LA	2.0	2.0	1327	$2,060	$1.55	2d	1	1.33mi
5101 Citrus Blvd Unit 200 River Ridge, LA	2.0	2.0	1327	$1,595	$1.20	44d	1	1.33mi
5101 Citrus Blvd Unit 308 River Ridge, LA	2.0	2.0	1327	$1,680	$1.27	44d	1	1.33mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	5d	1	1.34mi
425 Rio Vista Ave New Orleans, LA	3.0	1.0	1450	$2,100	$1.45	4d	1	1.37mi
319 Deckbar Ave #102 New Orleans, LA	2.0	1.0	1300	$1,550	$1.19	15d	1	1.37mi
3650 Bauvais St Metairie, LA	3.0	2.0	1300	$2,800	$2.15	5d	1	1.37mi
3634 Bauvais St Unit 3634 Metairie, LA	2.0	2.0	1800	$2,250	$1.25	3d	1	1.38mi
3911 Bauvais St Unit 1 Metairie, LA	3.0	2.0	1575	$1,850	$1.17	24d	1	1.38mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,600	$1.07	44d	1	1.39mi
335 Deckbar Ave Unit B Jefferson, LA	2.0	2.5	1300	$1,800	$1.38	24d	1	1.39mi
339 Deckbar Ave Unit A Jefferson, LA	2.0	2.5	1344	$1,600	$1.19	44d	1	1.40mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	5d	1	1.42mi
769 Lander St Westwego, LA	3.0	1.0	1150	$1,600	$1.39	44d	1	1.44mi
217 Clearview Pkwy Unit A Metairie, LA	2.0	2.0	1200	$1,450	$1.21	24d	1	1.45mi
3716 Roman St Metairie, LA	3.0	2.5	2200	$2,700	$1.23	24d	1	1.46mi
5323 Citrus Blvd Elmwood, LA	1.0–2.0	1.0–2.0	1014	$1,575	$1.55	2d	18	1.47mi
4437 Calumet St Metairie, LA	2.0	1.0	1100	$1,600	$1.45	44d	1	1.47mi
419 Betz Ave New Orleans, LA	3.0	2.0	1100	$2,500	$2.27	22d	1	1.47mi
5245 Citrus Blvd Unit U150 River Ridge, LA	2.0	2.0	1082	$1,365	$1.26	4d	1	1.47mi
5245 Citrus Blvd Unit V155 River Ridge, LA	2.0	2.0	1052	$1,330	$1.26	4d	1	1.47mi
5245 Citrus Blvd Unit U151 River Ridge, LA	2.0	2.0	1082	$1,345	$1.24	4d	1	1.47mi
5245 Citrus Blvd Unit N101 River Ridge, LA	2.0	2.0	1052	$1,520	$1.44	4d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $155,000 Active 6 DOM
2. 2026-06-17
   days on market $155,000 Active 5 DOM
3. 2026-06-16
   days on market $155,000 Active 4 DOM
4. 2026-06-15
   days on market $155,000 Active 3 DOM
5. 2026-06-13
   remarks 675-char remark
6. 2026-06-13
   listed $155,000 Active 1 DOM

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,871
• − Mortgage interest: −$8,682
• − Property taxes: −$1,894
• − Insurance: −$775
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$4,509
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $5,429/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 — Jefferson

• Score: 72/100
• State rank: #42
• US rank: #6166

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, LA
• County: Jefferson Parish · 426,999 people
• City population: 10,558
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,558
• Household income: $59,562
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 593.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 13% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 14% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -134.66%
• Current HPI: 107.0611
• Rent YoY: ▲ 5.10%
• 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

+76.1% since first listed

3 events — show timeline

• 2026-06-12 Listed $155,000 GSREIN
• 2026-06-12 Listed $155,000 AcadianaMLS
• 1986-06-01 Sold (Public Records) $88,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,894 · +0.2% YoY. Source: county tax records.