157 Oakland · Harahan, LA 70123

$300,000

4 bd · 1.0 ba · 1,946 sqft · SingleFamily · 7 Days on market

Built 1975 $154/sqft · 15% below area Est $353k · 15% 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 +14.3/15.0
• Cash flow +11.0/30.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 157 Oakland, an all brick home resting on an over-sized lot within a wonderful Harahan neighborhood just between Jefferson highway and Riverside Drive. Well placed windows provide an abundance of natural light. The bedrooms are well sized and each have excellent closet space. The home has been updated by the current owner, new luxury vinyl floors throughout give this home a clean, sleek look and feel. A long driveway leads to a single car garage, parking for multiple vehicles available. The yard is as pretty as the photos, just awaiting your creative touches. This home has room to add on a 2nd bath and more! X flood zone, floor plans attached, call for your private showing today. This one is priced to sell !

Key facts

• Garage
• Built 1975
• Listed 7 days

Property features AI

Exterior

• Parking: Garage; Off-street parking; Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Built with slab foundation; Owner-made updates after purchase; Very good condition; Oversized city lot (approx. 68.75 x 120)
• Construction: Brick exterior; Shingle roof; Slab foundation; One story
• Exterior features: Covered porch

Interior

• Kitchen: Cooktop; Oven; Range; Microwave; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Carbon monoxide detector
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (27.1% below list).
• Recommended offer: $219k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 162 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 31% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 7y 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 $252k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $218,615 (27.1% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (median comp): $352,958
• List price: $300,000
• Delta: -15.00%
• 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
83 Oakland St	0.13mi	4/2.0	1,750 (-10%)	3mo	$319,400	$183	71
175 Ravan Ave	0.13mi	3/2.0 (-1)	1,782 (-8%)	0mo	$345,000	$194	70
350 Carolyn Dr	0.27mi	3/2.0 (-1)	1,800 (-8%)	0mo	$249,000	$138	66
464 Gordon Ave	0.43mi	3/2.0 (-1)	1,990 (+2%)	2mo	$459,000	$231	66
453 Soniat Ave	0.44mi	3/3.0 (-1)	1,900 (-2%)	2mo	$415,000	$218	61
194 Sedgefield Dr	0.40mi	3/2.5 (-1)	2,050 (+5%)	2mo	$325,000	$159	60
46 Donelon Dr	0.68mi	4/2.0	1,945 (-0%)	5mo	$352,000	$181	60
504 Roseland Pkwy	0.47mi	3/2.0 (-1)	1,800 (-8%)	2mo	$360,000	$200	55
513 Roseland Pkwy	0.52mi	4/3.0	1,787 (-8%)	1mo	$305,000	$171	54
119 Donelon Dr	0.51mi	4/2.0	2,213 (+14%)	2mo	$328,000	$148	47
7700 Kenmore Dr	0.52mi	3/2.0 (-1)	2,137 (+10%)	4mo	$416,000	$195	47
240 Penfold Pl	0.50mi	3/2.0 (-1)	2,175 (+12%)	5mo	$425,000	$195	44

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-63,053
• Equity at exit: $44,731

10-year hold

• IRR: -24.5%
• Equity multiple: -0.07×
• Total profit: $-89,704
• Equity at exit: $25,939

Cash invested: $84,000 (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: 162
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-128

Break-even live

Break-even rent $2,349

Max offer price $277,307

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-44	+0% $-128	+5% $-213	+10% $-298
Rent	-10% $-301	-5% $-215	+0% $-128	+5% $-42	+10% $44
Rate	-1.0pp $23	-0.5pp $-52	base $-128	+0.5pp $-206	+1.0pp $-285

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: $75,000
• Closing costs: $9,000
• 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	6d	1	0.28mi
1000 Rural St New Orleans, LA	3.0	2.5	2150	$2,600	$1.21	45d	1	1.32mi
147 Moss Ln New Orleans, LA	3.0	2.0	1665	$3,000	$1.80	23d	1	1.34mi

Listing history 24 events

1. 2026-05-12
   status Pending 728-char remark

   Show marketing remark (728 chars)

   Welcome to 157 Oakland, an all brick home resting on an over-sized lot within a wonderful Harahan neighborhood just between Jefferson highway and Riverside Drive. Well placed windows provide an abundance of natural light. The bedrooms are well sized and each have excellent closet space. The home has been updated by the current owner, new luxury vinyl floors throughout give this home a clean, sleek look and feel. A long driveway leads to a single car garage, parking for multiple vehicles available. The yard is as pretty as the photos, just awaiting your creative touches. This home has room to add on a 2nd bath and more! X flood zone, floor plans attached, call for your private showing today. This one is priced to sell !

2. 2026-05-12
   status Pending 729-char remark

   Show marketing remark (728 chars)

   Welcome to 157 Oakland, an all brick home resting on an over-sized lot within a wonderful Harahan neighborhood just between Jefferson highway and Riverside Drive. Well placed windows provide an abundance of natural light. The bedrooms are well sized and each have excellent closet space. The home has been updated by the current owner, new luxury vinyl floors throughout give this home a clean, sleek look and feel. A long driveway leads to a single car garage, parking for multiple vehicles available. The yard is as pretty as the photos, just awaiting your creative touches. This home has room to add on a 2nd bath and more! X flood zone, floor plans attached, call for your private showing today. This one is priced to sell !

3. 2026-05-05
   listed $300,000 Active 728-char remark

   Show marketing remark (728 chars)

   Welcome to 157 Oakland, an all brick home resting on an over-sized lot within a wonderful Harahan neighborhood just between Jefferson highway and Riverside Drive. Well placed windows provide an abundance of natural light. The bedrooms are well sized and each have excellent closet space. The home has been updated by the current owner, new luxury vinyl floors throughout give this home a clean, sleek look and feel. A long driveway leads to a single car garage, parking for multiple vehicles available. The yard is as pretty as the photos, just awaiting your creative touches. This home has room to add on a 2nd bath and more! X flood zone, floor plans attached, call for your private showing today. This one is priced to sell !

4. 2026-05-05
   listed $300,000 Active 729-char remark

   Show marketing remark (728 chars)

   Welcome to 157 Oakland, an all brick home resting on an over-sized lot within a wonderful Harahan neighborhood just between Jefferson highway and Riverside Drive. Well placed windows provide an abundance of natural light. The bedrooms are well sized and each have excellent closet space. The home has been updated by the current owner, new luxury vinyl floors throughout give this home a clean, sleek look and feel. A long driveway leads to a single car garage, parking for multiple vehicles available. The yard is as pretty as the photos, just awaiting your creative touches. This home has room to add on a 2nd bath and more! X flood zone, floor plans attached, call for your private showing today. This one is priced to sell !

5. 2025-05-23
   listed $315,000
6. 2025-05-23
   listed $315,000 Active
7. 2025-01-26
   price $315,000
8. 2025-01-26
   price $315,000
9. 2024-12-17
   listed $329,000 Active
10. 2024-04-30
    listed $339,000
11. 2020-10-01
    soldstatus $252,500 Closed
12. 2020-10-01
    soldstatus $252,500
13. 2020-08-18
    status Pending
14. 2020-04-15
    status Active
15. 2020-03-03
    status Pending
16. 2019-10-24
    price $269,900
17. 2019-10-11
    status Active
18. 2019-09-25
    status Pending
19. 2019-06-04
    price $279,900
20. 2019-03-18
    price $289,000
21. 2019-01-14
    listed $269,900
22. 2019-01-14
    listed $300,000 Active
23. 2012-07-24
    soldstatus
24. 2012-05-14
    soldstatus $16,000

ⓘ 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: $1,887 · $157/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,234
• − Mortgage interest: −$16,805
• − Property taxes: −$1,887
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,727
• Taxable loss: −$6,883
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $110/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

+1775.0% since first listed

24 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GSREIN
• 2026-05-05 Listed $300,000 GSREIN
• 2026-05-05 Listed $300,000 AcadianaMLS
• 2025-05-23 Listed $315,000 AcadianaMLS
• 2025-05-23 Listed $315,000 AcadianaMLS
• 2025-01-26 Price Changed $315,000 AcadianaMLS
• 2025-01-26 Price Changed $315,000 GSREIN
• 2024-12-17 Listed $329,000 AcadianaMLS
• 2024-04-30 Listed $339,000 AcadianaMLS
• 2020-10-01 Sold (Public Records) $252,500 Public Records
• 2020-10-01 Sold (MLS) $252,500 GSREIN
• 2020-08-18 Pending — GSREIN
• 2020-04-15 Relisted — GSREIN
• 2020-03-03 Pending — GSREIN
• 2019-10-24 Price Changed $269,900 GSREIN
• 2019-10-11 Relisted — GSREIN
• 2019-09-25 Pending — GSREIN
• 2019-06-04 Price Changed $279,900 GSREIN
• 2019-03-18 Price Changed $289,000 GSREIN
• 2019-01-14 Listed $300,000 GSREIN
• 2019-01-14 Listed $269,900 AcadianaMLS
• 2012-07-24 Sold (Public Records) — Public Records
• 2012-05-14 Sold (Public Records) $16,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,887 · -0.5% YoY. Source: county tax records.