3512 California Ave · Kenner, LA 70065

$105,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily · 2 Days on market

Built 1959 5,998 sqft lot Est $138k · 24% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• 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

Great Starter House or Investment Property! Located by West Esplanade and Williams. Price reflect cost for differential. Roof put on after Hurricane Ida. HVAC Operating. Conveniently located to Shopping, Airport and I-10!

Key facts

• Investment property
• Hvac operating
• 5,998 sq ft lot

Tags

• INVESTMENT PROPERTY
• LOCATED BY WEST ESPLANADE
• HVAC OPERATING
• CONVENIENTLY LOCATED TO I-10

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Average condition
• Construction: Built with brick
• Exterior features: Fenced yard; Shed(s); City lot; Rectangular lot; Lot dimensions approximately 51 x 120

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 14.0% vs local median 5.3% in Kenner — 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 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); 40% 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 31% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — 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 $105,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.64% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.51%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $138,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3512 California Ave	0.00mi	3/1.0	1,134 (0%)	0mo	$105,000	$93	100
3520 Colorado Ave	0.07mi	3/1.0	1,231 (+9%)	4mo	$150,000	$122	80
3732 Arizona Ave	0.28mi	3/1.0	1,117 (-2%)	11mo	$209,000	$187	75
3907 Connecticut Ave	0.46mi	3/1.5	1,150 (+1%)	1mo	$122,000	$106	73
3612 California Ave	0.12mi	3/1.0	1,281 (+13%)	3mo	$125,000	$98	71
3620 Arkansas Ave	0.16mi	3/1.0	1,269 (+12%)	4mo	$119,900	$94	69
3711 Arkansas Ave	0.25mi	3/1.0	1,300 (+15%)	3mo	$85,000	$65	62
3807 Connecticut Ave	0.34mi	3/1.0	1,018 (-10%)	10mo	$160,000	$157	58
3736 Arizona Ave	0.29mi	3/1.0	984 (-13%)	9mo	$190,000	$193	57
3911 Connecticut Ave	0.48mi	2/2.0 (-1)	1,265 (+12%)	1mo	$180,000	$142	48
4012 Colorado Ave	0.61mi	2/1.0 (-1)	1,014 (-11%)	4mo	$75,000	$74	46
4041 Alabama Ave	0.68mi	3/2.0	1,243 (+10%)	8mo	$239,999	$193	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.57×
• Total profit: $16,683
• Equity at exit: $15,656

10-year hold

• IRR: 21.0%
• Equity multiple: 2.53×
• Total profit: $45,033
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$551
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $608

Break-even live

Break-even rent $953

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	0.19mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	4d	1	0.20mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	44d	1	0.28mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	44d	1	0.33mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.35mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	4d	1	0.35mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	44d	1	0.53mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	44d	1	0.53mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	24d	1	0.54mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.57mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.66mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.71mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.71mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	44d	1	0.73mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	44d	1	0.73mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	44d	1	0.74mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	24d	1	0.74mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.76mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.76mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.78mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.78mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.79mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.81mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	14d	1	0.84mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	3d	1	0.87mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	24d	1	0.89mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	44d	1	0.90mi
2150 42nd St Unit B316 Kenner, LA	2.0	2.0	1100	$1,410	$1.28	4d	1	0.95mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	14d	1	0.95mi
2150 42nd St Unit A301 Kenner, LA	2.0	2.0	1100	$1,395	$1.27	4d	1	0.95mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	3d	1	1.01mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	1.02mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	1.05mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	44d	1	1.10mi
4329 Idaho Ave Unit B Kenner, LA	2.0	1.5	1120	$1,425	$1.27	21d	1	1.10mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	2d	15	1.14mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	1.15mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	24d	1	1.16mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	24d	1	1.18mi
2916 Maine Ave Unit A Kenner, LA	2.0	1.5	975	$1,200	$1.23	24d	1	1.18mi

Listing history 2 events

1. 2026-05-22
   listed $105,000 Active

   Show marketing remark (221 chars)

   Great Starter House or Investment Property! Located by West Esplanade and Williams. Price reflect cost for differential. Roof put on after Hurricane Ida. HVAC Operating. Conveniently located to Shopping, Airport and I-10!

2. 2026-05-22
   listed $105,000 Active 221-char remark

   Show marketing remark (221 chars)

   Great Starter House or Investment Property! Located by West Esplanade and Williams. Price reflect cost for differential. Roof put on after Hurricane Ida. HVAC Operating. Conveniently located to Shopping, Airport and I-10!

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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 (shaded) · 60% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,661
• − Mortgage interest: −$5,882
• − Property taxes: −$1,101
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,055
• Taxable income: $5,996
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,853/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

2 events — show timeline

• 2026-05-22 Listed $105,000 AcadianaMLS
• 2026-05-22 Listed $105,000 GSREIN

Property tax history

+2.3%/yr

Latest (2025): $1,101 · -0.4% YoY. Source: county tax records.