1500 W Esplanade Ave Unit 1/A · Kenner, LA 70065

$125,000

3 bd · 3.0 ba · 1,747 sqft · Condo · 462 Days on market

Built 1982 $72/sqft · 21% below area Est $158k · 21% under $682/mo HOA · 36% of rent ↓ 7% since listing

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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 +15.0/15.0
• Cash flow +11.1/30.0
• 1% rule +10.0/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

Key facts

• Private porch
• Balcony
• $682 HOA

Tags

• PRIVATE PORCH
• BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-51 ($-607/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.9% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#6 in LA, #2,414 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, crime D.
• 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 falling (-4.2%/yr); 292 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 462 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask is 6310% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $110,000 (12.0% 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. It's been on market 462 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $157,851
• List price: $125,000
• Delta: -20.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.18×
• Total profit: $-28,578
• Equity at exit: $18,638

10-year hold

• IRR: -57.5%
• Equity multiple: -0.39×
• Total profit: $-48,654
• Equity at exit: $10,808

Cash invested: $35,000 (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 70065

• Rents YoY: -4.2%
• Active inventory: 292
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$682
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-51

Break-even live

Break-even rent $1,957

Max offer price $117,676

Occupancy floor 98%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	43d	1	0.03mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	43d	1	0.03mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	1d	1	0.03mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	2d	2	0.03mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	0.18mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	43d	1	0.43mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	43d	1	0.46mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	4d	1	0.49mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.59mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	4d	1	0.60mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.66mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	23d	1	0.67mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	2d	1	0.71mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	0.72mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	43d	1	0.72mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.72mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.72mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.75mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	43d	1	0.75mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.75mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	43d	1	0.75mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.76mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	0.78mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	0.79mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	43d	1	0.80mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	23d	1	0.80mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	43d	1	0.81mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	23d	1	0.81mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	43d	1	0.84mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	0.86mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.87mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	43d	1	0.94mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	1d	1	0.94mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.95mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	0.98mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	23d	1	1.01mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	23d	1	1.02mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	43d	1	1.03mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	43d	1	1.04mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	14d	1	1.07mi

HOA detail condo

• Monthly dues: $682 · $8,184/yr
• Likely covers: watertrashlandscapinginsurancepool
• ⚠ Special-assessment mentions:

  Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance,…

Listing history 33 events

1. 2026-06-18
   days on market $125,000 Active 462 DOM
2. 2026-06-17
   days on market $125,000 Active 461 DOM
3. 2026-06-16
   days on market $125,000 Active 460 DOM
4. 2026-06-15
   days on market $125,000 Active 459 DOM
5. 2026-06-13
   days on market $125,000 Active 457 DOM
6. 2026-06-10
   days on market $125,000 Active 454 DOM
7. 2026-06-09
   days on market $125,000 Active 453 DOM
8. 2026-06-08
   days on market $125,000 Active 452 DOM
9. 2026-06-07
   days on market $125,000 Active 451 DOM
10. 2026-06-03
    days on market $125,000 Active 447 DOM
11. 2026-06-02
    days on market $125,000 Active 446 DOM
12. 2026-06-01
    days on market $125,000 Active 445 DOM
13. 2026-05-31
    days on market $125,000 Active 444 DOM
14. 2026-03-27
    price $125,000 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

15. 2026-03-27
    price $125,000 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

16. 2025-12-30
    price $130,000 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

17. 2025-12-30
    price $130,000 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

18. 2025-05-10
    historical $1,950
19. 2025-05-03
    price $140,000 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

20. 2025-05-03
    price $140,000 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

21. 2025-04-25
    listed $1,950
22. 2025-04-14
    historical $1,950
23. 2025-03-15
    listed $1,950
24. 2025-03-13
    listed $145,000 Active 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

25. 2025-03-13
    listed $145,000 Active 246-char remark

    Show marketing remark (246 chars)

    Spacious 3 bed 3 bath unit with a private porch and balcony. Condo dues are $672, and a monthly special assessment of $193.00. Condo dues include water, trash, exterior flood and hazard insurance, pool and tennis court maintenance, and lawn care.

26. 2022-08-12
    price $158,000
27. 2022-08-01
    listed $158,000
28. 2020-11-16
    soldstatus $117,000 Closed
29. 2020-10-25
    status Pending
30. 2020-10-15
    listed $129,000
31. 2020-10-15
    listed $129,000 Active
32. 2010-04-15
    listed $135,000
33. 2010-04-15
    listed $135,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,712
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$8,184
• − Depreciation: −$3,636
• Taxable loss: −$2,244
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $-69/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 — Kenner

• Score: 78/100
• State rank: #6
• US rank: #2414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenner, LA
• County: Jefferson Parish · 426,999 people
• City population: 66,707
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 48,936
• Household income: $67,285
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1906.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 27% Two or more races 15% Black 15% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 9% Slovak 1% Italian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 21% Other Indo-European 3% Arabic 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: ▼ -214.79%
• Current HPI: 139.5115
• Rent YoY: ▼ -4.19%
• 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

-7.4% since first listed

20 events — show timeline

• 2026-03-27 Price Changed $125,000 AcadianaMLS
• 2026-03-27 Price Changed $125,000 GSREIN
• 2025-12-30 Price Changed $130,000 AcadianaMLS
• 2025-12-30 Price Changed $130,000 GSREIN
• 2025-05-10 Rental Removed $1,950 GSREIN
• 2025-05-03 Price Changed $140,000 AcadianaMLS
• 2025-05-03 Price Changed $140,000 GSREIN
• 2025-04-25 Listed for Rent $1,950 GSREIN
• 2025-04-14 Rental Removed $1,950 GSREIN
• 2025-03-15 Listed for Rent $1,950 GSREIN
• 2025-03-13 Listed $145,000 GSREIN
• 2025-03-13 Listed $145,000 AcadianaMLS
• 2022-08-12 Price Changed $158,000 GSREIN
• 2022-08-01 Listed $158,000 AcadianaMLS
• 2020-11-16 Sold (MLS) $117,000 GSREIN
• 2020-10-25 Pending — GSREIN
• 2020-10-15 Listed $129,000 GSREIN
• 2020-10-15 Listed $129,000 AcadianaMLS
• 2010-04-15 Listed $135,000 GSREIN
• 2010-04-15 Listed $135,000 AcadianaMLS