362 West Ave · Harahan, LA 70123

$329,000

4 bd · 3.0 ba · 2,050 sqft · SingleFamily · 38 Days on market

Built 1960 $160/sqft · 14% below area Est $384k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +9.7/30.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Versatile split-level home situated on a corner lot in an X Flood Zone in the heart of Harahan! This spacious property offers a flexible floor plan featuring TWO primary bedroom options -- one downstairs with direct access to the double garage, and a second upstairs retreat complete with a private balcony overlooking the side yard and driveway. The upstairs primary suite also boasts a luxurious en suite bath with a separate soaking jacuzzi tub and walk-in shower. The open living area flows into the kitchen featuring a breakfast bar. Pocket doors throughout the home add character and functionality. No carpet! Durable ceramic and wood laminate flooring throughout makes for easy maintenance. Enjoy outdoor living with a fenced-in side yard perfect for playtime, pets, or gatherings, plus a covered patio ideal for entertaining. The wide driveway and attached double garage provide ample parking. Roof replaced in 2021, along with many updates completed from 2020 to present. Truly a unique property with space, flexibility, and endless possibilities!

Key facts

• Double garage
• Private balcony
• Walk-in shower

Tags

• CORNER LOT
• DOUBLE GARAGE
• PRIVATE BALCONY
• EN SUITE BATH
• SOAKING JACUZZI TUB
• WALK-IN SHOWER

Property features AI

Finance

• Other: Energy-efficient features: insulation, water heater, energy-efficient windows

Exterior

• Parking: Attached garage; Carport; Three or more parking spaces; Garage with automatic door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Property in very good condition
• Construction: Built with hardboard siding; Asphalt shingle roof; Raised and slab foundation
• Exterior features: Corner city lot, rectangular shape; Lot dimensions approximately 48 x 101

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Total rooms: 10
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic access with pull-down stairs; Ceiling fans; Carbon monoxide detector; Storm windows; Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (31.3% below list).
• Recommended offer: $226k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Harahan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#27 in LA, #4,830 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: 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 flat; 164 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 4 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 $63k; list at $329k implies a 422% gain — meaningful room to come down on a strong offer.

Recommended offer $226,117 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.69% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 12.1

CMA / ARV

• ARV (median comp): $384,118
• List price: $329,000
• Delta: -14.35%
• 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
464 Gordon Ave	0.16mi	3/2.0 (-1)	1,990 (-3%)	2mo	$459,000	$231	77
333 Roseland Pkwy	0.16mi	4/3.0	2,244 (+10%)	1mo	$450,000	$201	76
453 Soniat Ave	0.22mi	3/3.0 (-1)	1,900 (-7%)	1mo	$415,000	$218	72
194 Sedgefield Dr	0.46mi	3/2.5 (-1)	2,050 (0%)	2mo	$325,000	$159	70
350 Carolyn Dr	0.06mi	3/2.0 (-1)	1,800 (-12%)	0mo	$249,000	$138	68
513 Roseland Pkwy	0.24mi	4/3.0	1,787 (-13%)	1mo	$305,000	$171	66
7700 Kenmore Dr	0.35mi	3/2.0 (-1)	2,137 (+4%)	4mo	$416,000	$195	64
504 Roseland Pkwy	0.22mi	3/2.0 (-1)	1,800 (-12%)	2mo	$360,000	$200	59
175 Ravan Ave	0.34mi	3/2.0 (-1)	1,782 (-13%)	0mo	$345,000	$194	53
119 Donelon Dr	0.66mi	4/2.0	2,213 (+8%)	2mo	$328,000	$148	50
83 Oakland St	0.43mi	4/2.0	1,750 (-15%)	3mo	$319,400	$183	49
726 Oak Av Ave	0.56mi	3/2.5 (-1)	2,354 (+15%)	4mo	$494,000	$210	39

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-73,441
• Equity at exit: $49,055

10-year hold

• IRR: -27.8%
• Equity multiple: -0.16×
• Total profit: $-106,714
• Equity at exit: $28,446

Cash invested: $92,120 (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 70123

• Rents YoY: 0.1%
• Active inventory: 164
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,261 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-214

Break-even live

Break-even rent $2,532

Max offer price $291,206

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-121	+0% $-214	+5% $-307	+10% $-400
Rent	-10% $-393	-5% $-303	+0% $-214	+5% $-125	+10% $-35
Rate	-1.0pp $-48	-0.5pp $-130	base $-214	+0.5pp $-299	+1.0pp $-386

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Elodie Ave New Orleans, LA	3.0	2.0	1500	$1,995	$1.33	5d	1	0.40mi
1000 Rural St New Orleans, LA	3.0	2.5	2150	$2,600	$1.21	45d	1	1.05mi
147 Moss Ln New Orleans, LA	3.0	2.0	1665	$3,000	$1.80	22d	1	1.14mi

Listing history 28 events

1. 2026-06-21
   days on market $329,000 Active 38 DOM
2. 2026-06-18
   days on market $329,000 Active 35 DOM
3. 2026-06-17
   days on market $329,000 Active 34 DOM
4. 2026-06-16
   days on market $329,000 Active 33 DOM
5. 2026-06-15
   days on market $329,000 Active 32 DOM
6. 2026-06-13
   days on market $329,000 Active 30 DOM
7. 2026-06-10
   days on market $329,000 Active 27 DOM
8. 2026-06-09
   days on market $329,000 Active 26 DOM
9. 2026-06-08
   days on market $329,000 Active 25 DOM
10. 2026-06-07
    days on market $329,000 Active 24 DOM
11. 2026-06-03
    days on market $329,000 Active 20 DOM
12. 2026-06-02
    days on market $329,000 Active 19 DOM
13. 2026-06-01
    days on market $329,000 Active 18 DOM
14. 2026-05-31
    days on market $329,000 Active 17 DOM
15. 2026-05-14
    listed $329,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Versatile split-level home situated on a corner lot in an X Flood Zone in the heart of Harahan! This spacious property offers a flexible floor plan featuring TWO primary bedroom options -- one downstairs with direct access to the double garage, and a second upstairs retreat complete with a private balcony overlooking the side yard and driveway. The upstairs primary suite also boasts a luxurious en suite bath with a separate soaking jacuzzi tub and walk-in shower. The open living area flows into the kitchen featuring a breakfast bar. Pocket doors throughout the home add character and functionality. No carpet! Durable ceramic and wood laminate flooring throughout makes for easy maintenance. Enjoy outdoor living with a fenced-in side yard perfect for playtime, pets, or gatherings, plus a covered patio ideal for entertaining. The wide driveway and attached double garage provide ample parking. Roof replaced in 2021, along with many updates completed from 2020 to present. Truly a unique property with space, flexibility, and endless possibilities!

16. 2026-05-14
    listed $329,000 Active 1061-char remark

    Show marketing remark (1056 chars)

    Versatile split-level home situated on a corner lot in an X Flood Zone in the heart of Harahan! This spacious property offers a flexible floor plan featuring TWO primary bedroom options -- one downstairs with direct access to the double garage, and a second upstairs retreat complete with a private balcony overlooking the side yard and driveway. The upstairs primary suite also boasts a luxurious en suite bath with a separate soaking jacuzzi tub and walk-in shower. The open living area flows into the kitchen featuring a breakfast bar. Pocket doors throughout the home add character and functionality. No carpet! Durable ceramic and wood laminate flooring throughout makes for easy maintenance. Enjoy outdoor living with a fenced-in side yard perfect for playtime, pets, or gatherings, plus a covered patio ideal for entertaining. The wide driveway and attached double garage provide ample parking. Roof replaced in 2021, along with many updates completed from 2020 to present. Truly a unique property with space, flexibility, and endless possibilities!

17. 2026-02-05
    price $339,900
18. 2026-02-05
    price $339,900
19. 2025-12-29
    price $346,600
20. 2025-12-29
    price $346,600
21. 2025-11-22
    listed $364,900 Active
22. 2025-08-07
    price $375,000
23. 2025-08-07
    price $375,000
24. 2025-07-22
    price $385,000
25. 2025-07-22
    price $385,000
26. 2025-05-04
    listed $395,000 Active
27. 2025-05-04
    listed $375,000 Active
28. 1996-07-01
    soldstatus $63,000

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$155/yr (+$13/mo · 9.4%)

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

Taxation est. · year 1

• Rental income: $27,134
• − Mortgage interest: −$18,429
• − Property taxes: −$1,654
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$9,571
• Taxable loss: −$8,507
• Est. tax savings @ 24.0%: +$2,042
• After-tax cash flow: $-526/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 — Harahan

• Score: 74/100
• State rank: #27
• US rank: #4830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harahan, LA
• County: Jefferson Parish · 426,999 people
• City population: 27,209
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 27,386
• Household income: $83,585
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1282.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 17% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -226.09%
• Current HPI: 141.1799
• Rent YoY: ▲ 0.12%
• 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

+422.2% since first listed

13 events — show timeline

• 2026-05-14 Listed $329,000 GSREIN
• 2026-05-14 Listed $329,000 AcadianaMLS
• 2026-02-05 Price Changed $339,900 AcadianaMLS
• 2026-02-05 Price Changed $339,900 GSREIN
• 2025-12-29 Price Changed $346,600 AcadianaMLS
• 2025-12-29 Price Changed $346,600 GSREIN
• 2025-11-22 Listed $364,900 AcadianaMLS
• 2025-08-07 Price Changed $375,000 AcadianaMLS
• 2025-08-07 Price Changed $375,000 GSREIN
• 2025-07-22 Price Changed $385,000 AcadianaMLS
• 2025-07-22 Price Changed $385,000 GSREIN
• 2025-05-04 Listed $395,000 AcadianaMLS
• 1996-07-01 Sold (Public Records) $63,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,654 · -0.5% YoY. Source: county tax records.