401 Oak Ave · Harahan, LA 70123

$175,000

4 bd · 1.0 ba · 1,300 sqft · SingleFamily · 20 Days on market

Built 1950 5,401 sqft lot Est $277k · 37% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• 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 charming older home is an incredible opportunity for first-time buyers or downsizers looking for a solid foundation and a fantastic location. Situated on a desirable corner lot, this structurally sound residence is in good condition and has been equipped with a new roof, giving you peace of mind from day one. Inside, the 3-bedroom, 1-bath layout is functional and features ample storage, and closet space. While the interior could benefit from a few cosmetic updates--allowing you to easily build equity and personalize the space--no major renovations are needed. The exterior is a hobbyist's dream, featuring extra parking, a garage for workspace and storage, and an extra-large custom-built shed that is multifunctional. great for storing boats large equipment. Ready for its next chapter, this Harahan property at 401 Oak Avenue is a must-see.

Key facts

• Extra parking
• Garage for workspace
• Corner lot

Tags

• CORNER LOT
• NEW ROOF
• EXTRA PARKING
• GARAGE FOR WORKSPACE
• EXTRA-LARGE CUSTOM-BUILT SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.2% 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: 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; 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 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 $94k; list at $175k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.10% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $276,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Oak Ave	0.00mi	4/1.0	1,300 (0%)	1mo	$158,000	$122	99
551 Grove Ave	0.23mi	3/2.0 (-1)	1,357 (+4%)	0mo	$299,000	$220	73
7030 Michael Pl	0.18mi	3/2.0 (-1)	1,256 (-3%)	6mo	$310,000	$247	72
447 Roseland Pkwy	0.25mi	3/2.0 (-1)	1,231 (-5%)	1mo	$245,000	$199	69
509 Kenmore Dr	0.35mi	3/2.0 (-1)	1,395 (+7%)	1mo	$322,500	$231	61
412 Stratford Dr	0.50mi	3/3.0 (-1)	1,330 (+2%)	2mo	$260,000	$195	58
503 Soniat Ave	0.32mi	3/2.0 (-1)	1,432 (+10%)	6mo	$325,000	$227	54
828 Colonial Club Dr	0.63mi	3/2.0 (-1)	1,334 (+3%)	4mo	$235,000	$176	54
830 Colonial Club Dr	0.64mi	3/1.0 (-1)	1,212 (-7%)	5mo	$157,590	$130	49
8109 Harris Ave	0.68mi	3/2.0 (-1)	1,250 (-4%)	5mo	$130,000	$104	49
708 Resor Ave	0.74mi	3/2.0 (-1)	1,404 (+8%)	4mo	$320,000	$228	40
734 Randolph Ave	0.71mi	3/2.0 (-1)	1,455 (+12%)	10mo	$310,000	$213	30

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,742
• Equity at exit: $26,093

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $12,090
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $457

Break-even live

Break-even rent $1,347

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Bengal RD River Ridge, LA	3.0	2.0	900	$1,600	$1.78	3d	1	0.20mi
106 Elodie Ave New Orleans, LA	3.0	2.0	1500	$1,995	$1.33	4d	1	0.45mi
96 Park Ave New Orleans, LA	3.0	1.0	1100	$1,900	$1.73	23d	1	1.09mi
147 Moss Ln New Orleans, LA	3.0	2.0	1665	$3,000	$1.80	21d	1	1.14mi

Listing history 8 events

1. 2026-04-14
   status Pending 853-char remark

   Show marketing remark (853 chars)

   This charming older home is an incredible opportunity for first-time buyers or downsizers looking for a solid foundation and a fantastic location. Situated on a desirable corner lot, this structurally sound residence is in good condition and has been equipped with a new roof, giving you peace of mind from day one. Inside, the 3-bedroom, 1-bath layout is functional and features ample storage, and closet space. While the interior could benefit from a few cosmetic updates--allowing you to easily build equity and personalize the space--no major renovations are needed. The exterior is a hobbyist's dream, featuring extra parking, a garage for workspace and storage, and an extra-large custom-built shed that is multifunctional. great for storing boats large equipment. Ready for its next chapter, this Harahan property at 401 Oak Avenue is a must-see.

2. 2026-04-14
   status Pending

   Show marketing remark (853 chars)

   This charming older home is an incredible opportunity for first-time buyers or downsizers looking for a solid foundation and a fantastic location. Situated on a desirable corner lot, this structurally sound residence is in good condition and has been equipped with a new roof, giving you peace of mind from day one. Inside, the 3-bedroom, 1-bath layout is functional and features ample storage, and closet space. While the interior could benefit from a few cosmetic updates--allowing you to easily build equity and personalize the space--no major renovations are needed. The exterior is a hobbyist's dream, featuring extra parking, a garage for workspace and storage, and an extra-large custom-built shed that is multifunctional. great for storing boats large equipment. Ready for its next chapter, this Harahan property at 401 Oak Avenue is a must-see.

3. 2026-03-25
   listed $175,000 Active 853-char remark

   Show marketing remark (853 chars)

   This charming older home is an incredible opportunity for first-time buyers or downsizers looking for a solid foundation and a fantastic location. Situated on a desirable corner lot, this structurally sound residence is in good condition and has been equipped with a new roof, giving you peace of mind from day one. Inside, the 3-bedroom, 1-bath layout is functional and features ample storage, and closet space. While the interior could benefit from a few cosmetic updates--allowing you to easily build equity and personalize the space--no major renovations are needed. The exterior is a hobbyist's dream, featuring extra parking, a garage for workspace and storage, and an extra-large custom-built shed that is multifunctional. great for storing boats large equipment. Ready for its next chapter, this Harahan property at 401 Oak Avenue is a must-see.

4. 2026-03-25
   listed $175,000 Active

   Show marketing remark (853 chars)

   This charming older home is an incredible opportunity for first-time buyers or downsizers looking for a solid foundation and a fantastic location. Situated on a desirable corner lot, this structurally sound residence is in good condition and has been equipped with a new roof, giving you peace of mind from day one. Inside, the 3-bedroom, 1-bath layout is functional and features ample storage, and closet space. While the interior could benefit from a few cosmetic updates--allowing you to easily build equity and personalize the space--no major renovations are needed. The exterior is a hobbyist's dream, featuring extra parking, a garage for workspace and storage, and an extra-large custom-built shed that is multifunctional. great for storing boats large equipment. Ready for its next chapter, this Harahan property at 401 Oak Avenue is a must-see.

5. 2025-10-12
   price $190,000
6. 2025-10-12
   price $190,000
7. 2025-05-27
   listed $200,000 Active
8. 2017-02-22
   soldstatus $93,750

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$85/yr (+$7/mo · 9.7%)

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

Taxation est. · year 1

• Rental income: $23,098
• − Mortgage interest: −$9,803
• − Property taxes: −$878
• − Insurance: −$875
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,091
• Taxable income: $2,756
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $4,821/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

+86.7% since first listed

8 events — show timeline

• 2026-04-14 Pending — AcadianaMLS
• 2026-04-14 Pending — GSREIN
• 2026-03-25 Listed $175,000 GSREIN
• 2026-03-25 Listed $175,000 AcadianaMLS
• 2025-10-12 Price Changed $190,000 AcadianaMLS
• 2025-10-12 Price Changed $190,000 GSREIN
• 2025-05-27 Listed $200,000 AcadianaMLS
• 2017-02-22 Sold (Public Records) $93,750 Public Records

Property tax history

+0.3%/yr

Latest (2025): $878 · -0.5% YoY. Source: county tax records.