1113 15 27th St · Kenner, LA 70062

$278,000

6 bd · 3.0 ba · 2,500 sqft · MultiFamily · 7 Days on market

Built 1972 $111/sqft · 32% above area Est $211k · 32% over

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Why this score? — see what drove the C 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Income-Producing Duplex | Tenants in Place | Corner Lot! Photos show right side unit 1113, left unit 1115 has a symmetrical floorplan. Both units are leased and cash flowing $3000/month. Freshly painted throughout with LVP and zero carpet. Sitting on a generous corner lot with ample off-street parking for multiple vehicles. Located minutes from the airport, this property draws reliable tenant demand from travelers, airport staff, and commuters. Low-maintenance finishes, strong occupancy, and immediate returns make this a straightforward addition to any portfolio.

Key facts

• Off-street parking
• Corner lot
• Parking

Tags

• INCOME-PRODUCING DUPLEX
• CORNER LOT
• OFF-STREET PARKING

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 120
• Financial info: Unit 1115: Actual rent $1,500 (total rent $1,500); Unit 1113: Actual rent $1,500 (total rent $1,500)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Multi-family property with 2 total units; 2 stories
• Construction: Brick construction; Shingle roof; Slab foundation; Built in very good condition
• Exterior features: Corner lot; Outside city limits

Interior

• Bedrooms: Each unit has 3 bedrooms (Unit 1115: 3 bedrooms, Unit 1113: 3 bedrooms)
• Bathrooms: Each unit has 2 bathrooms (1 full and 1 half per unit)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-story layout; Very good condition

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $278k.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive. Per door: $491/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $278k).
• Cap rate 10.5% 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: 92 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,366/mo this rent would consume 78% of the median local household income ($51k/yr) (locally 1082% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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 $40k; list at $278k implies a 595% gain — meaningful room to come down on a strong offer.

Recommended offer $278,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $210,741
• List price: $278,000
• Delta: 31.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 Augusta St	0.14mi	6/3.0	2,533 (+1%)	22mo	$130,000	$51	72
2706 08 Acron St	0.28mi	5/3.0 (-1)	2,377 (-5%)	2mo	$310,000	$130	72
2714-16 16 Acron St	0.31mi	5/3.0 (-1)	2,600 (+4%)	12mo	$275,000	$106	63
2705 07 Augusta St	0.12mi	5/2.5 (-1)	2,206 (-12%)	16mo	$180,000	$82	54
2613-2615 Tupelo St	0.34mi	6/4.0	2,800 (+12%)	16mo	$275,000	$98	47
525 27th St	0.59mi	6/4.0	2,740 (+10%)	14mo	$275,000	$100	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $17,443
• Equity at exit: $41,451

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $95,380
• Equity at exit: $24,036

Cash invested: $77,840 (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 70062

• Active inventory: 92
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,366 high
• Mortgage (P&I): −$1,458
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $983

Break-even live

Break-even rent $2,122

Max offer price $278,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,140	-5% $1,061	+0% $983	+5% $904	+10% $825
Rent	-10% $717	-5% $850	+0% $983	+5% $1,116	+10% $1,249
Rate	-1.0pp $1,123	-0.5pp $1,053	base $983	+0.5pp $911	+1.0pp $837

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,366
Total (2 units)			$3,366

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   listed $278,000 Active 569-char remark

   Show marketing remark (569 chars)

   Income-Producing Duplex | Tenants in Place | Corner Lot! Photos show right side unit 1113, left unit 1115 has a symmetrical floorplan. Both units are leased and cash flowing $3000/month. Freshly painted throughout with LVP and zero carpet. Sitting on a generous corner lot with ample off-street parking for multiple vehicles. Located minutes from the airport, this property draws reliable tenant demand from travelers, airport staff, and commuters. Low-maintenance finishes, strong occupancy, and immediate returns make this a straightforward addition to any portfolio.

2. 2026-05-14
   listed $278,000 Active 569-char remark

   Show marketing remark (569 chars)

   Income-Producing Duplex | Tenants in Place | Corner Lot! Photos show right side unit 1113, left unit 1115 has a symmetrical floorplan. Both units are leased and cash flowing $3000/month. Freshly painted throughout with LVP and zero carpet. Sitting on a generous corner lot with ample off-street parking for multiple vehicles. Located minutes from the airport, this property draws reliable tenant demand from travelers, airport staff, and commuters. Low-maintenance finishes, strong occupancy, and immediate returns make this a straightforward addition to any portfolio.

3. 2013-06-20
   listed $79,959
4. 2012-08-03
   listed $75,000
5. 2012-08-03
   listed $75,000
6. 1997-06-17
   soldstatus $40,000
7. 1997-06-01
   soldstatus $40,000
8. 1997-03-27
   listed
9. 1997-03-27
   listed

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$296/yr (+$25/mo · 24.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,392
• − Mortgage interest: −$15,572
• − Property taxes: −$1,233
• − Insurance: −$1,390
• − Repairs & maintenance: −$3,231
• − Management: −$3,231
• − Depreciation: −$8,087
• Taxable income: $7,647
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $9,958/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): 17,771
• Household income: $51,477
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1082.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 37% Black 29% White 27% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 5%
• Foreign-born: 22% · Canada
• Languages at home: 66% English-only · Spanish 32% Other Indo-European 2%

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: ▼ -108.55%
• Current HPI: 105.3411
• Rent YoY: —
• 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

+595.0% since first listed

11 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Pending — GSREIN
• 2026-05-14 Listed $278,000 GSREIN
• 2026-05-14 Listed $278,000 AcadianaMLS
• 2013-06-20 Listed $79,959 AcadianaMLS
• 2012-08-03 Listed $75,000 GSREIN
• 2012-08-03 Listed $75,000 AcadianaMLS
• 1997-06-17 Sold (MLS) $40,000 GSREIN
• 1997-06-01 Sold (Public Records) $40,000 Public Records
• 1997-03-27 Listed — GSREIN
• 1997-03-27 Listed — AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $1,233 · -0.4% YoY. Source: county tax records.