1020 St Julien Dr #104 · Kenner, LA 70065

$85,000

2 bd · 1.5 ba · 960 sqft · Townhouse · 80 Days on market

Built 1979 $89/sqft · 43% below area Est $149k · 43% under $365/mo HOA · 24% of rent

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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 +28.3/30.0
• 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

HIGHLY MOTIVATED SELLER! BRING ALL OFFERS!! Charming condo located off Chateau Blvd. in Kenner featuring 2 bedrooms and 1.5 baths with approximately 960 sq ft of living space. Bedrooms have plenty of closet space. Freshly painted with no carpet throughout. Enjoy a private fenced patio and access to the community pool. Reserved Parking spot in front of your door! Plenty visitor parking! Location convenient to shopping and dining.

Key facts

• Private fenced patio
• Community pool
• Convenient to dining

Tags

• PRIVATE FENCED PATIO
• COMMUNITY POOL
• RESERVED PARKING SPOT
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Zoned schools: Chateau Estates School (math 28% / reading 44%, grade F, #274 of 646 statewide, top 43%, 660 students, 56% 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) — zoned schools average 54% FRL vs 70% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 4.7

CMA / ARV

• ARV (median comp): $149,207
• List price: $85,000
• Delta: -43.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 Newport Pl #1	0.58mi	2/1.5	1,036 (+8%)	2mo	$104,000	$100	58
1621 Newport Pl #19	0.54mi	2/1.5	1,038 (+8%)	17mo	$107,000	$103	47
1725 Newport Pl #4	0.64mi	2/1.5	1,100 (+15%)	3mo	$105,000	$95	43

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-546
• Equity at exit: $12,674

10-year hold

• IRR: 4.1%
• Equity multiple: 1.25×
• Total profit: $5,868
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$35
• HOA: −$365
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $273

Break-even live

Break-even rent $1,151

Max offer price $85,000

Occupancy floor 77%

Sensitivity live

Price	-10% $321	-5% $297	+0% $273	+5% $249	+10% $225
Rent	-10% $155	-5% $214	+0% $273	+5% $332	+10% $391
Rate	-1.0pp $316	-0.5pp $295	base $273	+0.5pp $251	+1.0pp $229

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	25d	1	0.05mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	45d	1	0.11mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	45d	1	0.11mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	45d	1	0.14mi
815 Vouray Dr Kenner, LA	2.0	1.0	800	$1,450	$1.81	16d	1	0.26mi
800 Joe Yenni Blvd Kenner, LA	2.0	1.0–2.0	780	$1,400	$1.79	45d	1	0.30mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	25d	1	0.49mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	45d	1	0.51mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	5d	1	0.53mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	45d	1	0.53mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	45d	1	0.75mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	45d	1	0.75mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	45d	1	0.77mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	25d	1	0.77mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	3d	15	0.88mi
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	45d	1	0.92mi
4329 Idaho Ave Unit B Kenner, LA	2.0	1.5	1120	$1,425	$1.27	22d	1	0.95mi
2150 42nd St Unit A301 Kenner, LA	2.0	2.0	1100	$1,395	$1.27	5d	1	0.96mi
2150 42nd St Unit B113 Kenner, LA	1.0	1.0	851	$1,320	$1.55	5d	1	0.96mi
2150 42nd St Unit A305 Kenner, LA	1.0	1.0	899	$1,330	$1.48	45d	1	0.96mi
2150 42nd St Unit A204 Kenner, LA	1.0	1.0	899	$1,270	$1.41	5d	1	0.96mi
2150 42nd St Unit B316 Kenner, LA	2.0	2.0	1100	$1,410	$1.28	5d	1	0.96mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	16d	1	0.96mi
2150 42nd St Unit B211 Kenner, LA	1.0	1.0	899	$1,230	$1.37	16d	1	0.96mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	25d	1	0.96mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	45d	1	1.02mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	45d	1	1.11mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	5d	1	1.11mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	22d	1	1.11mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	45d	1	1.14mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	45d	1	1.14mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,325	$1.42	3d	1	1.14mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	16d	1	1.19mi
3655 Loyola Dr Unit E249 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	5d	1	1.23mi
3655 Loyola Dr Unit E251 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	22d	1	1.23mi
3655 Loyola Dr Unit E352 Kenner, LA	1.0	1.0	990	$1,905	$1.92	5d	1	1.23mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,895	$1.99	5d	1	1.23mi
3655 Loyola Dr Unit E152 Kenner, LA	1.0	1.0	990	$1,880	$1.90	25d	1	1.23mi
3655 Loyola Dr Unit F465 Kenner, LA	1.0	1.0	950	$1,845	$1.94	25d	1	1.23mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	25d	1	1.24mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 80 DOM
2. 2026-06-18
   days on market $85,000 Active 77 DOM
3. 2026-06-17
   days on market $85,000 Active 76 DOM
4. 2026-06-16
   days on market $85,000 Active 75 DOM
5. 2026-06-16
   price $85,000 Active 74 DOM
6. 2026-06-15
   days on market $83,500 Active 74 DOM
7. 2026-06-13
   days on market $83,500 Active 72 DOM
8. 2026-06-10
   days on market $83,500 Active 69 DOM
9. 2026-06-09
   days on market $83,500 Active 68 DOM
10. 2026-06-08
    days on market $83,500 Active 67 DOM
11. 2026-06-07
    remarks 459-char remark
12. 2026-06-07
    statusdays on market $83,500 Active 66 DOM
13. 2026-06-03
    days on market $83,500 Active Under Contract 62 DOM
14. 2026-06-02
    days on market $83,500 Active Under Contract 61 DOM
15. 2026-06-01
    days on market $83,500 Active Under Contract 60 DOM
16. 2026-05-31
    days on market $83,500 Active Under Contract 59 DOM
17. 2026-05-16
    price $1,100
18. 2026-04-02
    listed $95,000 Active 432-char remark

    Show marketing remark (432 chars)

    HIGHLY MOTIVATED SELLER! BRING ALL OFFERS!! Charming condo located off Chateau Blvd. in Kenner featuring 2 bedrooms and 1.5 baths with approximately 960 sq ft of living space. Bedrooms have plenty of closet space. Freshly painted with no carpet throughout. Enjoy a private fenced patio and access to the community pool. Reserved Parking spot in front of your door! Plenty visitor parking! Location convenient to shopping and dining.

19. 2026-04-02
    listed $95,000 Active 432-char remark

    Show marketing remark (432 chars)

    HIGHLY MOTIVATED SELLER! BRING ALL OFFERS!! Charming condo located off Chateau Blvd. in Kenner featuring 2 bedrooms and 1.5 baths with approximately 960 sq ft of living space. Bedrooms have plenty of closet space. Freshly painted with no carpet throughout. Enjoy a private fenced patio and access to the community pool. Reserved Parking spot in front of your door! Plenty visitor parking! Location convenient to shopping and dining.

20. 2026-04-02
    listed $1,200

    Show marketing remark (432 chars)

    HIGHLY MOTIVATED SELLER! BRING ALL OFFERS!! Charming condo located off Chateau Blvd. in Kenner featuring 2 bedrooms and 1.5 baths with approximately 960 sq ft of living space. Bedrooms have plenty of closet space. Freshly painted with no carpet throughout. Enjoy a private fenced patio and access to the community pool. Reserved Parking spot in front of your door! Plenty visitor parking! Location convenient to shopping and dining.

21. 2026-02-07
    listed $115,000 Active
22. 1997-02-01
    soldstatus $42,000

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $755 · $63/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: $17,958
• − Mortgage interest: −$4,761
• − Property taxes: −$755
• − Insurance: −$425
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$4,380
• − Depreciation: −$2,473
• Taxable income: $2,290
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $2,728/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

-97.4% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $1,100 RAAMLS
• 2026-04-02 Listed $95,000 AcadianaMLS
• 2026-04-02 Listed $95,000 GSREIN
• 2026-04-02 Listed for Rent $1,200 RAAMLS
• 2026-02-07 Listed $115,000 AcadianaMLS
• 1997-02-01 Sold (Public Records) $42,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $755 · -0.4% YoY. Source: county tax records.