936 Oak Ave · Harahan, LA 70123

$182,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 11 Days on market

Built 1946 7,200 sqft lot Est $249k · 27% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• 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

This darling 3/2 home has so much to offer. Lovely curb appeal with wood floors, spacious open kitchen and very functional counterspace. 1 car carport. Near parks and easy access to shopping and everything you need. Some repairs will be needed but overall great buy! See it today. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• Near parks
• Open kitchen
• 7,200 sq ft lot

Tags

• OPEN KITCHEN
• FUNCTIONAL COUNTERSPACE
• NEAR PARKS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Human-modified listing
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Carport with one parking space
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: One-story; Entry level not specified; Facing direction not specified
• Construction: Brick construction; Shingle roof; Slab foundation; Built year not provided
• Exterior features: City lot; Irregular lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Information not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 7 rooms; Average condition
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/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 $180k (1.2% below list).
• Recommended offer: $180k (1.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.3% in Harahan — 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 74/100 on livability (#27 in LA, #4,830 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment 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.
• Zoned schools: Harahan School (math 29% / reading 47%, grade F, #242 of 646 statewide, top 38%, 471 students, 60% FRL); Riverdale High School (math 36% / reading 52%, grade F, #62 of 265 statewide, top 23%, 1,019 students, 50% FRL).
• Zoned-school proficiency averages 41% at this address vs 29% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jefferson Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 163 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); solid renter incomes; 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 32y ago 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 $114k; list at $182k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,741 (1.2% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $248,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8815 Darby Ln	0.32mi	3/2.0	1,240 (-1%)	1mo	$205,000	$165	83
830 Colonial Club Dr	0.20mi	3/1.0	1,212 (-3%)	6mo	$157,590	$130	77
828 Colonial Club Dr	0.21mi	3/2.0	1,334 (+7%)	4mo	$235,000	$176	76
8109 Harris Ave	0.66mi	3/2.0	1,250 (0%)	5mo	$130,000	$104	65
551 Grove Ave	0.50mi	3/2.0	1,357 (+9%)	0mo	$299,000	$220	62
447 Roseland Pkwy	0.73mi	3/2.0	1,231 (-2%)	2mo	$245,000	$199	62
7030 Michael Pl	0.70mi	3/2.0	1,256 (+0%)	7mo	$310,000	$247	61
708 Resor Ave	0.49mi	3/2.0	1,404 (+12%)	4mo	$320,000	$228	53
1301 Generes Dr	0.52mi	3/1.5	1,385 (+11%)	4mo	$163,000	$118	52
401 Oak Ave	0.70mi	4/1.0 (+1)	1,300 (+4%)	2mo	$158,000	$122	50
509 Kenmore Dr	0.70mi	3/2.0	1,395 (+12%)	1mo	$322,500	$231	47
503 Soniat Ave	0.69mi	3/2.0	1,432 (+15%)	6mo	$325,000	$227	38

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-15,011
• Equity at exit: $27,137

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-7,690
• Equity at exit: $15,736

Cash invested: $50,960 (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: 163
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$954
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $308

Break-even live

Break-even rent $1,408

Max offer price $182,000

Occupancy floor 78%

Sensitivity live

Price	-10% $411	-5% $359	+0% $308	+5% $256	+10% $205
Rent	-10% $166	-5% $237	+0% $308	+5% $379	+10% $450
Rate	-1.0pp $399	-0.5pp $354	base $308	+0.5pp $261	+1.0pp $213

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6081 Mounes St Unit J108 River Ridge, LA	2.0	2.0	1385	$2,205	$1.59	0d	1	0.27mi
6081 Mounes St Unit M317 River Ridge, LA	2.0	2.0	1385	$2,365	$1.71	0d	1	0.27mi
6041 Mounes St River Ridge, LA	1.0–2.0	1.0–2.0	1192	$2,365	$1.98	0d	15	0.29mi
1101 Dickory Ave Unit H178 River Ridge, LA	2.0	2.0	1366	$2,005	$1.47	0d	1	0.33mi
1101 Dickory Ave Unit A208 River Ridge, LA	2.0	2.0	1366	$2,160	$1.58	46d	1	0.33mi
601 Gordon Ave New Orleans, LA	2.0	1.0	982	$1,800	$1.83	46d	1	0.43mi
588 Oak Ave New Orleans, LA	2.0	1.5	1150	$1,500	$1.30	46d	1	0.45mi
1528 Hickory Ave Unit D Harahan, LA	2.0	1.5	1250	$1,675	$1.34	46d	1	0.69mi
1532 Hickory Ave Unit D Harahan, LA	2.0	1.5	1200	$1,650	$1.38	0d	1	0.70mi
1536 Hickory Ave New Orleans, LA	2.0	1.5	1200	$1,650	$1.38	46d	1	0.71mi
1536 Hickory Ave Apt D Harahan, LA	2.0	1.5	1250	$1,675	$1.34	46d	1	0.71mi
1620 Hickory Ave Unit C Harahan, LA	2.0	1.5	1180	$1,350	$1.14	46d	1	0.77mi
147 Moss Ln New Orleans, LA	3.0	2.0	1665	$3,000	$1.80	23d	1	0.80mi
621 S Bengal RD River Ridge, LA	3.0	2.0	900	$1,600	$1.78	5d	1	0.88mi
229 Oak Ave Harahan, LA	2.0	1.5	1000	$1,500	$1.50	16d	1	0.91mi
5819 Hickory Creek Rd Unit 232 Elmwood, LA	2.0	2.0	1100	$1,585	$1.44	0d	1	0.98mi
5819 Hickory Creek Rd Unit 315 Elmwood, LA	2.0	2.0	1100	$1,510	$1.37	16d	1	0.98mi
5819 Hickory Creek Rd Unit 343 Elmwood, LA	2.0	2.0	1021	$1,515	$1.48	0d	1	0.98mi
5819 Hickory Creek Rd Unit 201 Elmwood, LA	2.0	2.0	1100	$1,485	$1.35	46d	1	0.98mi
5819 Hickory Creek Rd Unit 260 Elmwood, LA	2.0	2.0	1100	$1,685	$1.53	0d	1	0.98mi
5757 Hickory Creek Rd Unit 318 River Ridge, LA	2.0	2.0	1050	$1,445	$1.38	46d	1	0.99mi
1824 Hickory Ave Unit A Harahan, LA	2.0	1.5	1150	$1,325	$1.15	46d	1	0.99mi
1824 Hickory Ave Unit C Harahan, LA	2.0	1.5	1150	$1,350	$1.17	6d	1	0.99mi
1901 Cypress Creek Rd New Orleans, LA	1.0–2.0	1.0–2.0	936	$1,695	$1.81	4d	8	1.01mi
2001 Oak Creek Rd New Orleans, LA	1.0–2.0	1.0–2.0	881	$1,365	$1.55	0d	6	1.05mi
2006 Oak Creek Rd Unit 221 River Ridge, LA	2.0	2.0	1111	$1,395	$1.26	26d	1	1.06mi
2006 Oak Creek Rd Unit 311 River Ridge, LA	2.0	2.0	1111	$1,405	$1.26	46d	1	1.06mi
130 Crislaur Ave Unit 2 Harahan, LA	2.0	2.0	1250	$1,650	$1.32	16d	1	1.09mi
130 Crislaur Ave New Orleans, LA	2.0	2.0	1250	$1,650	$1.32	26d	1	1.09mi
130 Crislaur Ave New Orleans, LA	2.0	2.0	1250	$1,700	$1.36	46d	1	1.09mi
832 S Clearview Pkwy #211 New Orleans, LA	2.0	1.5	1135	$1,675	$1.48	23d	1	1.10mi
1936 Hickory Ave Unit A Harahan, LA	2.0	1.5	1100	$1,350	$1.23	46d	1	1.12mi
106 Elodie Ave New Orleans, LA	3.0	2.0	1500	$1,995	$1.33	6d	1	1.13mi
5855 Walnut Creek Rd New Orleans, LA	1.0–2.0	1.0	771	$1,180	$1.53	0d	9	1.16mi
826 S Clearview Pkwy New Orleans, LA	1.0–2.0	1.0–2.0	1041	$1,835	$1.76	0d	19	1.17mi
5323 Citrus Blvd Elmwood, LA	1.0–2.0	1.0–2.0	1014	$1,530	$1.51	0d	18	1.20mi
24 Hickory Ave Unit C Harahan, LA	2.0	1.0	1100	$1,375	$1.25	46d	1	1.20mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	26d	1	1.23mi
96 Park Ave New Orleans, LA	3.0	1.0	1100	$1,900	$1.73	26d	1	1.28mi
5245 Citrus Blvd Unit Q118 River Ridge, LA	2.0	2.0	1052	$1,490	$1.42	23d	1	1.31mi

Listing history 8 events

1. 2026-06-22
   days on market $182,000 Active 11 DOM
2. 2026-06-21
   days on market $182,000 Active 10 DOM
3. 2026-06-18
   days on market $182,000 Active 7 DOM
4. 2026-06-17
   days on market $182,000 Active 6 DOM
5. 2026-06-16
   days on market $182,000 Active 5 DOM
6. 2026-06-15
   days on market $182,000 Active 4 DOM
7. 2026-06-13
   remarks 526-char remark
8. 2026-06-13
   listed $182,000 Active 2 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: $982 · $82/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$19/yr (+$2/mo · 1.9%)

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

Taxation est. · year 1

• Rental income: $21,569
• − Mortgage interest: −$10,195
• − Property taxes: −$982
• − Insurance: −$910
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,295
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $3,517/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

+110.4% since first listed

9 events — show timeline

• 2026-06-11 Listed $182,000 GSREIN
• 2026-06-11 Listed $182,000 AcadianaMLS
• 2001-12-21 Sold (MLS) $114,000 GSREIN
• 2001-12-01 Sold (Public Records) $114,000 Public Records
• 2001-11-18 Listed $114,000 GSREIN
• 2001-11-18 Listed $114,000 AcadianaMLS
• 1994-11-17 Sold (MLS) $85,000 GSREIN
• 1994-10-03 Listed $86,500 GSREIN
• 1994-10-03 Listed $86,500 AcadianaMLS

Property tax history

-0.5%/yr

Latest (2025): $982 · -0.5% YoY. Source: county tax records.