736 Village Rd Unit H · Kenner, LA 70065

$119,000

1 bd · 1.0 ba · 850 sqft · Condo · 144 Days on market

Built 1983 $140/sqft · 25% below area Est $159k · 25% under $468/mo HOA · 31% of rent

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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 +9.5/30.0
• 1% rule +7.9/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• 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

Adorable 1 bedroom flat with a balcony overlooking Chateau Golf Course. Freshly painted. Updated bathroom and flooring. Unit also has ownership of one storage closet on exterior - Labeled H. Corner unit so lots of natural light. Fireplace. Upper unit - so no one above you and cute balcony for sitting and enjoying the serenity of the golf course. Large parking area with more than adequate parking for all units and visitors. Located just off of Chateau Blvd with access to groceries, shopping and restaurants.

Key facts

• Natural light
• Corner unit
• Upper unit

Tags

• UPDATED BATHROOM
• CORNER UNIT
• NATURAL LIGHT
• FIREPLACE
• UPPER UNIT
• LARGE PARKING AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (18.1% below list).
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $98k (18.1% below list) — sets the bar for cash-flow.

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.
• Zoned schools: A.C. Alexander School (math 26% / reading 39%, grade F, #300 of 646 statewide, top 47%, 680 students, 59% FRL); John Q. Adams Middle School (math 22% / reading 36%, grade F, #117 of 218 statewide, top 54%, 900 students, 55% FRL); Bonnabel Magnet Academy High School (math 12% / reading 21%, grade F, #214 of 265 statewide, top 81%, 1,478 students, 52% FRL).
• Market conditions: Rents falling (-4.2%/yr); 294 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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 $86k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,508 (18.1% 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. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.29% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 6.5

CMA / ARV

• ARV (median comp): $158,908
• List price: $119,000
• Delta: -25.11%
• 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: -31.2%
• Equity multiple: 0.01×
• Total profit: $-32,874
• Equity at exit: $17,743

10-year hold

• IRR: -77.5%
• Equity multiple: -0.70×
• Total profit: $-56,702
• Equity at exit: $10,289

Cash invested: $33,320 (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: 294
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$468
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-149

Break-even live

Break-even rent $1,718

Max offer price $97,508

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-107	+0% $-149	+5% $-190	+10% $-231
Rent	-10% $-269	-5% $-209	+0% $-149	+5% $-88	+10% $-28
Rate	-1.0pp $-89	-0.5pp $-118	base $-149	+0.5pp $-179	+1.0pp $-211

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	46d	1	0.13mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	17d	1	0.21mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$750	$1.00	46d	1	0.35mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,065	$1.33	46d	1	0.53mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	46d	1	0.65mi
3600 Loyola Dr Unit 163 Kenner, LA	1.0	1.0	851	$1,420	$1.67	0d	1	0.65mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	23d	1	0.65mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,385	$1.54	0d	1	0.65mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,360	$1.45	0d	1	0.73mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	46d	1	0.73mi
3655 Loyola Dr Unit E446 Kenner, LA	1.0	1.0	1008	$1,870	$1.86	26d	1	0.76mi
3655 Loyola Dr Unit D434 Kenner, LA	1.0	1.0	990	$1,905	$1.92	46d	1	0.76mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	26d	1	0.76mi
3655 Loyola Dr Unit E245 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	46d	1	0.76mi
3655 Loyola Dr Unit E143 Kenner, LA	1.0	1.0	990	$1,930	$1.95	46d	1	0.76mi
3655 Loyola Dr Unit F455 Kenner, LA	1.0	1.0	950	$1,895	$1.99	46d	1	0.76mi
3655 Loyola Dr Unit F254 Kenner, LA	1.0	1.0	950	$1,860	$1.96	26d	1	0.76mi
3655 Loyola Dr Unit E148 Kenner, LA	1.0	1.0	1008	$1,895	$1.88	26d	1	0.76mi
3655 Loyola Dr Apt E452 Kenner, LA	1.0	1.0	990	$1,915	$1.93	5d	1	0.76mi
3655 Loyola Dr Unit E249 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	6d	1	0.80mi
3655 Loyola Dr Unit F465 Kenner, LA	1.0	1.0	950	$1,845	$1.94	26d	1	0.80mi
3655 Loyola Dr Unit E152 Kenner, LA	1.0	1.0	990	$1,880	$1.90	26d	1	0.80mi
3655 Loyola Dr Unit E251 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	23d	1	0.80mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,895	$1.99	6d	1	0.80mi
3655 Loyola Dr Unit E352 Kenner, LA	1.0	1.0	990	$1,905	$1.92	6d	1	0.80mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	46d	1	0.83mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	46d	1	0.92mi
3600 W Loyola Dr Unit 330 Kenner, LA	1.0	1.0	899	$1,310	$1.46	26d	1	0.93mi
3600 W Loyola Dr Unit 351 Kenner, LA	1.0	1.0	899	$1,310	$1.46	17d	1	0.93mi
3600 W Loyola Dr Unit 182 Kenner, LA	2.0	2.0	1052	$1,515	$1.44	46d	1	0.93mi
3600 W Loyola Dr Unit 378 Kenner, LA	1.0	1.0	899	$1,375	$1.53	0d	1	0.93mi
3600 W Loyola Dr Unit 159 Kenner, LA	2.0	2.0	1052	$1,520	$1.44	46d	1	0.93mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	46d	1	0.96mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	46d	1	0.97mi
3655 W Loyola Dr Kenner, LA	1.0–2.0	1.0–2.0	1169	$1,895	$1.62	0d	33	0.98mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	6d	1	0.98mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	46d	1	0.98mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	26d	1	1.01mi
904 Saint Julien Dr Unit A Kenner, LA	2.0	1.5	1100	$1,600	$1.45	0d	1	1.04mi
300 Duke Dr Unit 4 Kenner, LA	2.0	1.0	838	$1,200	$1.43	46d	1	1.07mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-22
   days on market $119,000 Active 144 DOM
2. 2026-06-21
   days on market $119,000 Active 143 DOM
3. 2026-06-18
   days on market $119,000 Active 140 DOM
4. 2026-06-17
   days on market $119,000 Active 139 DOM
5. 2026-06-16
   days on market $119,000 Active 138 DOM
6. 2026-06-15
   days on market $119,000 Active 137 DOM
7. 2026-06-13
   days on market $119,000 Active 135 DOM
8. 2026-06-10
   days on market $119,000 Active 132 DOM
9. 2026-06-09
   days on market $119,000 Active 131 DOM
10. 2026-06-08
    days on market $119,000 Active 130 DOM
11. 2026-06-07
    days on market $119,000 Active 129 DOM
12. 2026-06-03
    days on market $119,000 Active 125 DOM
13. 2026-06-02
    days on market $119,000 Active 124 DOM
14. 2026-06-01
    days on market $119,000 Active 123 DOM
15. 2026-05-31
    days on market $119,000 Active 122 DOM
16. 2026-03-23
    price $119,000 511-char remark

    Show marketing remark (511 chars)

    Adorable 1 bedroom flat with a balcony overlooking Chateau Golf Course. Freshly painted. Updated bathroom and flooring. Unit also has ownership of one storage closet on exterior - Labeled H. Corner unit so lots of natural light. Fireplace. Upper unit - so no one above you and cute balcony for sitting and enjoying the serenity of the golf course. Large parking area with more than adequate parking for all units and visitors. Located just off of Chateau Blvd with access to groceries, shopping and restaurants.

17. 2026-03-23
    price $119,000 511-char remark

    Show marketing remark (511 chars)

    Adorable 1 bedroom flat with a balcony overlooking Chateau Golf Course. Freshly painted. Updated bathroom and flooring. Unit also has ownership of one storage closet on exterior - Labeled H. Corner unit so lots of natural light. Fireplace. Upper unit - so no one above you and cute balcony for sitting and enjoying the serenity of the golf course. Large parking area with more than adequate parking for all units and visitors. Located just off of Chateau Blvd with access to groceries, shopping and restaurants.

18. 2026-01-29
    listed $125,000 Active 511-char remark

    Show marketing remark (511 chars)

    Adorable 1 bedroom flat with a balcony overlooking Chateau Golf Course. Freshly painted. Updated bathroom and flooring. Unit also has ownership of one storage closet on exterior - Labeled H. Corner unit so lots of natural light. Fireplace. Upper unit - so no one above you and cute balcony for sitting and enjoying the serenity of the golf course. Large parking area with more than adequate parking for all units and visitors. Located just off of Chateau Blvd with access to groceries, shopping and restaurants.

19. 2026-01-29
    listed $125,000 Active 511-char remark

    Show marketing remark (511 chars)

    Adorable 1 bedroom flat with a balcony overlooking Chateau Golf Course. Freshly painted. Updated bathroom and flooring. Unit also has ownership of one storage closet on exterior - Labeled H. Corner unit so lots of natural light. Fireplace. Upper unit - so no one above you and cute balcony for sitting and enjoying the serenity of the golf course. Large parking area with more than adequate parking for all units and visitors. Located just off of Chateau Blvd with access to groceries, shopping and restaurants.

20. 2010-02-23
    listed $129,000
21. 2010-02-23
    listed $129,900
22. 2010-02-23
    listed $129,900
23. 2010-02-23
    listed $129,900
24. 2010-02-23
    listed $129,000
25. 2010-02-23
    listed $129,900
26. 2004-10-29
    soldstatus $85,500
27. 2004-08-20
    listed $88,000
28. 2004-08-20
    listed $88,000
29. 1998-07-17
    soldstatus $52,000
30. 1998-04-28
    listed $57,900
31. 1998-04-28
    listed $57,900

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,354
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − HOA: −$5,616
• − Depreciation: −$3,462
• Taxable loss: −$3,504
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $-941/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

+105.5% since first listed

16 events — show timeline

• 2026-03-23 Price Changed $119,000 AcadianaMLS
• 2026-03-23 Price Changed $119,000 GSREIN
• 2026-01-29 Listed $125,000 GSREIN
• 2026-01-29 Listed $125,000 AcadianaMLS
• 2010-02-23 Listed $129,900 GSREIN
• 2010-02-23 Listed $129,000 GSREIN
• 2010-02-23 Listed $129,900 GSREIN
• 2010-02-23 Listed $129,900 AcadianaMLS
• 2010-02-23 Listed $129,900 AcadianaMLS
• 2010-02-23 Listed $129,000 AcadianaMLS
• 2004-10-29 Sold (MLS) $85,500 GSREIN
• 2004-08-20 Listed $88,000 AcadianaMLS
• 2004-08-20 Listed $88,000 GSREIN
• 1998-07-17 Sold (MLS) $52,000 GSREIN
• 1998-04-28 Listed $57,900 AcadianaMLS
• 1998-04-28 Listed $57,900 GSREIN