3712 E Louisiana State Dr · Kenner, LA 70065

$260,000

4 bd · 2.0 ba · 1,650 sqft · SingleFamily · 1 Days on market

Built 1977 Est $264k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +8.2/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +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

Must see. Newly renovated 4 bed 2 bath home in Kenner

Key facts

• Parking
• Built 1977

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $60 ($723/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 $214k (17.7% below list).
• Recommended offer: $214k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Kenner — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $213,936 (17.7% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $264,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3617 E Loyola Dr	0.25mi	3/2.0 (-1)	1,605 (-3%)	13mo	$225,000	$140	68
3716 W Louisiana Dr	0.61mi	4/2.0	1,736 (+5%)	2mo	$259,000	$149	61
3621 W Loyola Dr	0.63mi	3/2.0 (-1)	1,575 (-4%)	0mo	$198,000	$126	58
417 Pellerin Dr	0.74mi	3/2.0 (-1)	1,640 (-1%)	11mo	$287,000	$175	50
4161 Montrachet Dr	0.61mi	4/2.0	1,774 (+8%)	12mo	$322,000	$182	49
424 Bertolino Dr	0.66mi	4/2.0	1,530 (-7%)	10mo	$295,000	$193	49
914 Chateau Lafitte West Dr	0.72mi	3/2.5 (-1)	1,708 (+4%)	12mo	$287,000	$168	44
340 Bertolino Dr	0.73mi	3/2.0 (-1)	1,535 (-7%)	8mo	$255,500	$166	43
4169 Montrachet Dr	0.62mi	4/2.0	1,831 (+11%)	12mo	$289,000	$158	43
3733 Tulane Dr	0.70mi	3/2.0 (-1)	1,467 (-11%)	2mo	$235,000	$160	42
429 Bertolino Dr	0.69mi	3/2.0 (-1)	1,452 (-12%)	11mo	$222,000	$153	34
3612 Tulane Dr	0.71mi	3/2.0 (-1)	1,408 (-15%)	13mo	$220,000	$156	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-44,634
• Equity at exit: $38,767

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-58,441
• Equity at exit: $22,480

Cash invested: $72,800 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $60

Break-even live

Break-even rent $2,063

Max offer price $260,000

Occupancy floor 92%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	1d	1	0.25mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	20d	1	0.28mi
4141 Loire Dr Kenner, LA	4.0	2.0	1950	$2,400	$1.23	2d	1	0.43mi
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	11d	1	0.60mi
3808 Tulane Dr Kenner, LA	3.0	2.0	1220	$2,000	$1.64	43d	1	0.65mi
505 Vassar Ct Kenner, LA	3.0	2.0	1300	$1,800	$1.38	43d	1	0.74mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	14d	1	0.76mi
4329 Loire Dr Apt D Kenner, LA	3.0	2.0	1300	$1,500	$1.15	4d	1	0.78mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	23d	1	0.79mi
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	4d	1	0.80mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	3d	1	0.85mi
7 Cabernet Dr Kenner, LA	4.0	2.0	2000	$2,200	$1.10	20d	1	0.90mi
617 Meursault Dr Kenner, LA	4.0	2.0	2168	$2,300	$1.06	1d	1	0.96mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	43d	1	0.97mi
92 Palmetto Kenner, LA	3.0	2.0	2003	$3,200	$1.60	1d	1	0.97mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	43d	1	1.05mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	1d	1	1.07mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	2d	2	1.07mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	43d	1	1.07mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	43d	1	1.14mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	1.15mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	1.15mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	1.17mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	1.17mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	1.19mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	1.20mi
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	2d	1	1.30mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	43d	1	1.32mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	43d	1	1.40mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	23d	1	1.41mi

Listing history 5 events

1. 2026-03-19
   status Pending 53-char remark

   Show marketing remark (53 chars)

   Must see. Newly renovated 4 bed 2 bath home in Kenner

2. 2026-03-19
   status Pending

   Show marketing remark (53 chars)

   Must see. Newly renovated 4 bed 2 bath home in Kenner

3. 2026-03-18
   listed $260,000 Active 53-char remark

   Show marketing remark (53 chars)

   Must see. Newly renovated 4 bed 2 bath home in Kenner

4. 2026-03-18
   listed $260,000 Active

   Show marketing remark (53 chars)

   Must see. Newly renovated 4 bed 2 bath home in Kenner

5. 1977-06-01
   soldstatus

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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: $25,672
• − Mortgage interest: −$14,564
• − Property taxes: −$1,897
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$7,564
• Taxable loss: −$3,759
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $1,625/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

+0.0% since first listed

5 events — show timeline

• 2026-03-19 Pending — AcadianaMLS
• 2026-03-19 Pending — GSREIN
• 2026-03-18 Listed $260,000 GSREIN
• 2026-03-18 Listed $260,000 AcadianaMLS
• 1977-06-01 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,897 · +215.3% YoY. Source: county tax records.