2425 Oxford Pl #136 · Terrytown, LA 70056

$85,000

1 bd · 1.0 ba · 780 sqft · Townhouse · 44 Days on market

Built 1987 1,755 sqft lot $109/sqft · at area comps Est $85k · at est. $253/mo HOA · 18% of rent

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 bed, 1 bath condo located at 2425 Oxford Place! Offering 780 sq ft of living space, this unit features a functional layout, outdoor patio area, and access to a community pool--very great for relaxing or entertaining. Ideal for low-maintenance living or investment opportunity.

Key facts

• Community pool
• Outdoor patio area
• $253 HOA

Tags

• OUTDOOR PATIO AREA
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Monthly association fee of $253 (includes water)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Condo; 1 main story with 2 total stories
• Construction: Brick construction; Shingle roof; Slab foundation; Built in very good condition
• Exterior features: Concrete patio or porch; Common grounds/area; City lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.5% in Terrytown — 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 69/100 on livability (#73 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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 soft (-0.2%/yr); 163 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 33y ago; this cycle's ask is 7995% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.68
• GRM: 5.0

CMA / ARV

• ARV (median comp): $85,053
• List price: $85,000
• Delta: -0.06%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2425 Oxford Pl #157	0.00mi	2/2.0 (+1)	850 (+9%)	9mo	$85,000	$100	68
742 Fairfax Dr #106	0.04mi	1/1.0	700 (-10%)	15mo	$70,000	$100	68
2425 Oxford Pl #169	0.00mi	1/1.0	875 (+12%)	22mo	$78,000	$89	61

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,501
• Equity at exit: $12,674

10-year hold

• IRR: 1.6%
• Equity multiple: 1.09×
• Total profit: $2,221
• Equity at exit: $7,349

Cash invested: $23,800 (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 70056

• Rents YoY: -0.2%
• Active inventory: 163
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$446
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$253
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $239

Break-even live

Break-even rent $1,111

Max offer price $85,000

Occupancy floor 78%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Oxford Pl #114 Gretna, LA	2.0	1.0	917	$1,350	$1.47	23d	1	0.02mi
2425 Oxford Pl #113 Gretna, LA	2.0	2.0	1081	$2,300	$2.13	43d	1	0.02mi
2425 Oxford Pl #132 Gretna, LA	2.0	1.0	1008	$1,500	$1.49	43d	1	0.02mi
2425 Oxford Pl #143 Gretna, LA	1.0	1.0	900	$1,250	$1.39	43d	1	0.02mi
701 Fairfax Dr #199 Gretna, LA	2.0	2.0	1060	$1,500	$1.42	43d	1	0.11mi
2350 Park Place Dr Gretna, LA	1.0–3.0	1.0–2.0	1000	$990	$0.99	43d	5	0.18mi
653 Farmington Pl Unit B Terrytown, LA	2.0	1.5	975	$1,250	$1.28	23d	1	1.12mi
5501 Tullis Dr New Orleans, LA	1.0–2.0	1.0–2.0	792	$1,000	$1.26	23d	1	1.20mi
1932 Faith Pl Unit B Terrytown, LA	2.0	1.5	940	$1,200	$1.28	43d	1	1.22mi
5000 Woodland Dr New Orleans, LA	2.0	1.0–2.5	943	$1,164	$1.23	23d	1	1.41mi

HOA detail

• Monthly dues: $253 · $3,036/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 44 DOM
2. 2026-06-17
   days on market $85,000 Active 43 DOM
3. 2026-06-16
   days on market $85,000 Active 42 DOM
4. 2026-06-15
   days on market $85,000 Active 41 DOM
5. 2026-06-13
   days on market $85,000 Active 39 DOM
6. 2026-06-10
   days on market $85,000 Active 36 DOM
7. 2026-06-09
   days on market $85,000 Active 35 DOM
8. 2026-06-08
   days on market $85,000 Active 34 DOM
9. 2026-06-07
   days on market $85,000 Active 33 DOM
10. 2026-06-03
    days on market $85,000 Active 29 DOM
11. 2026-06-02
    days on market $85,000 Active 28 DOM
12. 2026-06-01
    days on market $85,000 Active 27 DOM
13. 2026-05-31
    days on market $85,000 Active 26 DOM
14. 2026-05-04
    listed $85,000 Active 287-char remark

    Show marketing remark (287 chars)

    Charming 1 bed, 1 bath condo located at 2425 Oxford Place! Offering 780 sq ft of living space, this unit features a functional layout, outdoor patio area, and access to a community pool--very great for relaxing or entertaining. Ideal for low-maintenance living or investment opportunity.

15. 2026-05-04
    listed $85,000 Active 292-char remark

    Show marketing remark (287 chars)

    Charming 1 bed, 1 bath condo located at 2425 Oxford Place! Offering 780 sq ft of living space, this unit features a functional layout, outdoor patio area, and access to a community pool--very great for relaxing or entertaining. Ideal for low-maintenance living or investment opportunity.

16. 2022-11-22
    soldstatus $80,000
17. 2015-09-24
    soldstatus $29,500 Sold

    Show marketing remark (290 chars)

    MULTIPLE OFFERS RECEIVED; ALL OFFERS MUST BE SUBMITTED BY 8/20/15 AT 9:00 PM VIA THE SELLER'S HOMEPATH WEBSITE. 1 bedroom, 1 bathroom, ground floor unit; Open living room with fireplace; Walk out patio from the living room or bedroom; Community pool! This is a Fannie Mae HomePath property.

18. 2015-08-25
    status Under Contract

    Show marketing remark (290 chars)

    MULTIPLE OFFERS RECEIVED; ALL OFFERS MUST BE SUBMITTED BY 8/20/15 AT 9:00 PM VIA THE SELLER'S HOMEPATH WEBSITE. 1 bedroom, 1 bathroom, ground floor unit; Open living room with fireplace; Walk out patio from the living room or bedroom; Community pool! This is a Fannie Mae HomePath property.

19. 2015-08-06
    listed $34,000 Active

    Show marketing remark (290 chars)

    MULTIPLE OFFERS RECEIVED; ALL OFFERS MUST BE SUBMITTED BY 8/20/15 AT 9:00 PM VIA THE SELLER'S HOMEPATH WEBSITE. 1 bedroom, 1 bathroom, ground floor unit; Open living room with fireplace; Walk out patio from the living room or bedroom; Community pool! This is a Fannie Mae HomePath property.

20. 2015-08-05
    listed $34,000
21. 2015-06-30
    soldstatus $58,403
22. 2006-11-02
    soldstatus $70,800
23. 2000-08-01
    soldstatus $28,000
24. 1995-01-26
    soldstatus $28,510
25. 1995-01-26
    listed $28,510
26. 1995-01-26
    listed $28,510
27. 1993-06-11
    soldstatus $33,383
28. 1993-02-04
    listed $34,500
29. 1993-02-04
    listed $34,500

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/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 9/10 Extreme 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,955
• − Mortgage interest: −$4,761
• − Property taxes: −$921
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − HOA: −$3,036
• − Depreciation: −$2,473
• Taxable income: $1,829
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,428/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 — Terrytown

• Score: 69/100
• State rank: #73
• US rank: #8731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrytown, LA
• County: Jefferson Parish · 426,999 people
• City population: 42,471
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 40,348
• Household income: $59,027
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1623.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 26% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Dominican 3%
• Common ancestry: Lithuanian 5% Italian 2% Hispanic 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 22% Arabic 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: ▼ -100.20%
• Current HPI: 165.1579
• Rent YoY: ▼ -0.16%
• 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

-97.0% since first listed

17 events — show timeline

• 2026-05-28 Listed for Rent $1,050 RAAMLS
• 2026-05-04 Listed $85,000 GSREIN
• 2026-05-04 Listed $85,000 AcadianaMLS
• 2022-11-22 Sold (Public Records) $80,000 Public Records
• 2015-09-24 Sold (MLS) $29,500 GSREIN
• 2015-08-25 Pending — GSREIN
• 2015-08-06 Listed $34,000 GSREIN
• 2015-08-05 Listed $34,000 AcadianaMLS
• 2015-06-30 Sold (Public Records) $58,403 Public Records
• 2006-11-02 Sold (Public Records) $70,800 Public Records
• 2000-08-01 Sold (Public Records) $28,000 Public Records
• 1995-01-26 Listed $28,510 AcadianaMLS
• 1995-01-26 Listed $28,510 GSREIN
• 1995-01-26 Sold (MLS) $28,510 GSREIN
• 1993-06-11 Sold (MLS) $33,383 GSREIN
• 1993-02-04 Listed $34,500 GSREIN
• 1993-02-04 Listed $34,500 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $921 · +0.3% YoY. Source: county tax records.