318 Harding St · Jefferson, LA 70121

$174,500

1 bd · 1.0 ba · 839 sqft · SingleFamily · 42 Days on market

Built 1950 $208/sqft · 30% below area Est $249k · 30% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• 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

Cute cottage type house. Needs painting and some updates. Original wood floors except the kitchen, bathroom and side room. The house had been leased to previous tenants for 15 years. The garage and 2nd floor apartment was taken down earlier this month (April 2026) because it was in disrepair from Hurricane Ida. The zoning is R2. There are many properties on Harding that are rentals with two, three and four units. This property has lots of potential.The roof was replaced after Hurricane Ida. It is presently vacant and easy to show.

Key facts

• Parking
• Built 1950
• Listed 41 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electric cooling via window units
• Home design: Single-story; Raised foundation; Aluminum siding; Asphalt shingle roof; Seller unsure of year built (owner purchased in 1989)
• Construction: Aluminum siding construction; Asphalt shingle roof; Raised foundation
• Exterior features: Fenced yard; Concrete patio/porch; City lot, rectangular

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Has cooling
• Interior features: Attic with pull-down attic stairs; Average condition

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $58 ($696/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 $156k (10.8% below list).
• Recommended offer: $156k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 24d 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 31% 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($169k) 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 $40k; list at $174k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,653 (10.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $249,464
• List price: $174,500
• Delta: -30.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Jules Ave	0.18mi	2/1.0 (+1)	850 (+1%)	17mo	$215,000	$253	70
6 San Mateo Ave	0.51mi	2/1.0 (+1)	822 (-2%)	1mo	$235,000	$286	68
424 Betz Ave	0.30mi	2/1.0 (+1)	900 (+7%)	3mo	$150,000	$167	66
30 Sonia Pl	0.61mi	2/1.0 (+1)	820 (-2%)	6mo	$242,000	$295	58
39 Joyce Ave	0.62mi	2/1.0 (+1)	877 (+4%)	5mo	$218,000	$249	54
416 Deckbar Ave	0.35mi	2/1.0 (+1)	960 (+14%)	2mo	$220,000	$229	52
19 Sonia Pl	0.56mi	2/1.0 (+1)	825 (-2%)	17mo	$170,500	$207	52
812 Lurline Dr	0.73mi	2/1.0 (+1)	812 (-3%)	14mo	$215,000	$265	44
30 San Jose Ave	0.64mi	2/1.0 (+1)	854 (+2%)	23mo	$244,000	$286	43
23 San Mateo Ave	0.61mi	2/1.0 (+1)	762 (-9%)	11mo	$232,500	$305	42

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-21,221
• Equity at exit: $26,019

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $672
• Equity at exit: $15,088

Cash invested: $48,860 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$915
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $58

Break-even live

Break-even rent $1,483

Max offer price $174,500

Occupancy floor 91%

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 Brooklyn Ave New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	44d	1	0.21mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	4d	1	0.36mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	3d	1	0.48mi
127 Addison St New Orleans, LA	2.0	1.0	800	$1,500	$1.88	44d	1	0.60mi
117 Addison St New Orleans, LA	2.0	1.5	1088	$1,350	$1.24	24d	1	0.61mi
1616 L and A Rd Unit 201 Metairie, LA	—	1.0	1049	$2,300	$2.19	14d	1	0.66mi
1616 L and A Rd Unit 104 Metairie, LA	—	1.0	993	$1,800	$1.81	14d	1	0.66mi
8943 Jeannette St New Orleans, LA	2.0	2.0	1040	$1,375	$1.32	12d	1	0.67mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	12d	1	0.73mi
1311 General Ogden St New Orleans, LA	2.0	1.0	730	$990	$1.36	24d	1	0.76mi
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	4d	1	0.80mi
1705 Eagle St Unit 1B New Orleans, LA	1.0	1.0	550	$1,400	$2.55	24d	1	0.81mi
1701 Eagle St Unit 2B New Orleans, LA	1.0	1.0	565	$1,275	$2.26	3d	1	0.81mi
1701 Eagle St Unit 2B New Orleans, LA	1.0	1.0	565	$1,275	$2.26	3d	1	0.81mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	24d	1	0.81mi
1600 Monroe St Unit 1B New Orleans, LA	2.0	1.0	850	$1,550	$1.82	17d	1	0.85mi
1600 Monroe St Unit 2A New Orleans, LA	2.0	1.0	791	$1,750	$2.21	17d	1	0.85mi
8634 Plum St New Orleans, LA	2.0	1.0	750	$1,450	$1.93	12d	1	0.91mi
8607 Green St New Orleans, LA	2.0	1.0	735	$1,300	$1.77	24d	1	0.91mi
8841 S Claiborne Ave Unit C New Orleans, LA	1.0	1.0	575	$1,200	$2.09	24d	1	0.92mi
8526 Willow St New Orleans, LA	2.0	1.0	1056	$1,475	$1.40	24d	1	0.96mi
2428 Eagle St New Orleans, LA	2.0	1.0	840	$1,425	$1.70	24d	1	0.97mi
1528 Joliet St New Orleans, LA	1.0	1.0	700	$1,350	$1.93	12d	1	0.98mi
1730 Joliet St New Orleans, LA	2.0	1.0	850	$1,400	$1.65	3d	1	0.99mi
8422 Hickory St Unit B New Orleans, LA	1.0	1.5	1000	$2,400	$2.40	24d	1	1.03mi
8423 Cohn St New Orleans, LA	2.0	2.0	887	$1,700	$1.92	24d	1	1.05mi
8421 Cohn St New Orleans, LA	2.0	2.0	887	$1,750	$1.97	24d	1	1.05mi
1820 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	15d	1	1.05mi
1822 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	15d	1	1.05mi
1324 Cambronne St Unit 101 New Orleans, LA	1.0	1.0	777	$1,650	$2.12	24d	1	1.06mi
8633 Nelson St New Orleans, LA	2.0	1.0	800	$1,100	$1.38	2d	1	1.07mi
1701 Cambronne St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	24d	1	1.07mi
8416 Oak St Unit F New Orleans, LA	2.0	2.0	1109	$2,800	$2.52	15d	1	1.08mi
8416 Oak St New Orleans, LA	2.0	2.0	1223	$2,650	$2.17	44d	2	1.08mi
1725 Old Metairie Ln Metairie, LA	2.0	2.0	1050	$2,200	$2.10	3d	1	1.08mi
2311 Joliet St New Orleans, LA	2.0	2.0	950	$1,900	$2.00	24d	1	1.11mi
2909 Hollygrove St New Orleans, LA	2.0	1.0	725	$995	$1.37	24d	1	1.11mi
2817 General Ogden St Unit 2819 New Orleans, LA	2.0	1.0	870	$1,200	$1.38	24d	1	1.11mi
2915 Hollygrove St New Orleans, LA	1.0	1.0	725	$995	$1.37	21d	1	1.12mi
8637 Belfast St New Orleans, LA	2.0	1.0	800	$1,195	$1.49	24d	1	1.14mi

Listing history 17 events

1. 2026-06-18
   days on market $174,500 Active 42 DOM
2. 2026-06-17
   days on market $174,500 Active 41 DOM
3. 2026-06-16
   days on market $174,500 Active 40 DOM
4. 2026-06-15
   days on market $174,500 Active 39 DOM
5. 2026-06-13
   days on market $174,500 Active 37 DOM
6. 2026-06-10
   days on market $174,500 Active 34 DOM
7. 2026-06-09
   days on market $174,500 Active 33 DOM
8. 2026-06-08
   days on market $174,500 Active 32 DOM
9. 2026-06-07
   days on market $174,500 Active 31 DOM
10. 2026-06-03
    days on market $174,500 Active 27 DOM
11. 2026-06-02
    days on market $174,500 Active 26 DOM
12. 2026-06-01
    days on market $174,500 Active 25 DOM
13. 2026-05-31
    days on market $174,500 Active 24 DOM
14. 2026-04-25
    listed $174,500 Active 539-char remark

    Show marketing remark (536 chars)

    Cute cottage type house. Needs painting and some updates. Original wood floors except the kitchen, bathroom and side room. The house had been leased to previous tenants for 15 years. The garage and 2nd floor apartment was taken down earlier this month (April 2026) because it was in disrepair from Hurricane Ida. The zoning is R2. There are many properties on Harding that are rentals with two, three and four units. This property has lots of potential.The roof was replaced after Hurricane Ida. It is presently vacant and easy to show.

15. 2026-04-25
    listed $174,500 Active 536-char remark

    Show marketing remark (536 chars)

    Cute cottage type house. Needs painting and some updates. Original wood floors except the kitchen, bathroom and side room. The house had been leased to previous tenants for 15 years. The garage and 2nd floor apartment was taken down earlier this month (April 2026) because it was in disrepair from Hurricane Ida. The zoning is R2. There are many properties on Harding that are rentals with two, three and four units. This property has lots of potential.The roof was replaced after Hurricane Ida. It is presently vacant and easy to show.

16. 2025-09-06
    listed $160,900 Active
17. 1989-04-01
    soldstatus $40,000

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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 8/10 Severe FEMA zone X · 74% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,678
• − Mortgage interest: −$9,775
• − Property taxes: −$1,409
• − Insurance: −$1,670
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$5,076
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,234/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

+336.2% since first listed

4 events — show timeline

• 2026-04-25 Listed $174,500 AcadianaMLS
• 2026-04-25 Listed $174,500 GSREIN
• 2025-09-06 Listed $160,900 AcadianaMLS
• 1989-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,409 · +0.2% YoY. Source: county tax records.