3118 Albany St · Kenner, LA 70065

$139,000

4 bd · 2.0 ba · 1,174 sqft · SingleFamily · 104 Days on market

Built 1979 $118/sqft · 38% below area Est $223k · 38% under ↓ 18% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 opportunity to own a Kenner home at an AMAZING price!. .. This 4 bedroom, 2 bathroom house nestled in the TRANQUIL Lincoln Manor neighborhood features a cozy living area with separate dining. .. The exterior showcases a RELAXING front porch overlooking a LARGE front yard, a SPACIOUS covered carport with plenty of parking and a LUSH backyard with an additional storage shed. .. WONDERFUL location with easy access to I-10 and the airport and near shopping and dining. .. SCHEDULE your PRIVATE viewing today!!!

Key facts

• Covered carport
• Front porch
• Backyard

Tags

• FRONT PORCH
• COVERED CARPORT
• BACKYARD
• STORAGE SHED
• EASY ACCESS TO I-10
• NEAR SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.36% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $222,901
• List price: $139,000
• Delta: -37.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Ronson Dr	0.21mi	4/2.0	1,213 (+3%)	2mo	$250,000	$206	83
933 Ronson Dr	0.17mi	3/2.0 (-1)	1,200 (+2%)	8mo	$223,000	$186	77
3028 Acron St	0.09mi	3/2.0 (-1)	1,115 (-5%)	8mo	$145,000	$130	76
669 Spartan Ln	0.48mi	4/2.0	1,199 (+2%)	0mo	$259,000	$216	74
2803 Panama St	0.43mi	4/1.0	1,151 (-2%)	7mo	$159,000	$138	67
3128 Huntsville St	0.21mi	3/1.5 (-1)	1,047 (-11%)	2mo	$127,000	$121	63
601 Lancer Ln	0.53mi	3/2.0 (-1)	1,182 (+1%)	7mo	$187,750	$159	63
822 Veterans Blvd	0.32mi	3/1.5 (-1)	1,275 (+9%)	2mo	$125,000	$98	62
3289 Continental Dr	0.51mi	3/1.5 (-1)	1,123 (-4%)	6mo	$174,000	$155	57
648 Mayfair Ln	0.65mi	4/2.0	1,285 (+10%)	3mo	$180,000	$140	51
812 Dolphin Ct	0.36mi	3/2.0 (-1)	1,325 (+13%)	10mo	$275,000	$208	49
717 Mayfair Ln	0.59mi	3/2.0 (-1)	1,303 (+11%)	2mo	$265,000	$203	48

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: 8.2%
• Equity multiple: 1.31×
• Total profit: $12,069
• Equity at exit: $20,725

10-year hold

• IRR: 14.9%
• Equity multiple: 2.05×
• Total profit: $40,719
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$729
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $630

Break-even live

Break-even rent $1,088

Max offer price $139,000

Occupancy floor 62%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2759 Albany St Unit B Kenner, LA	3.0	2.0	1250	$1,500	$1.20	44d	1	0.35mi
2755 Albany St Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	44d	1	0.36mi
2752 Jasper St Unit A Kenner, LA	3.0	1.5	1400	$1,450	$1.04	44d	1	0.40mi
2755 Huntsville St Apt C Kenner, LA	3.0	2.0	1216	$1,575	$1.30	4d	1	0.44mi
2755 Huntsville St Unit B Kenner, LA	3.0	1.5	1500	$1,650	$1.10	44d	1	0.44mi
2723 Tifton Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	0.46mi
2710 Helena St Kenner, LA	3.0	1.5	1400	$1,200	$0.86	14d	1	0.48mi
2714 Tifton St Kenner, LA	3.0	2.0	1275	$1,800	$1.41	44d	1	0.49mi
2700 Helena St Kenner, LA	3.0	1.5	1355	$1,700	$1.25	44d	1	0.50mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.58mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.58mi
2611 Augusta St Kenner, LA	3.0	2.0	1300	$1,900	$1.46	44d	1	0.60mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	44d	1	0.60mi
2617 Phoenix St Kenner, LA	3.0	2.0	1350	$1,800	$1.33	44d	1	0.66mi
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,400	$1.00	24d	1	0.66mi
511 27th St Kenner, LA	3.0	2.0	1200	$1,575	$1.31	4d	1	0.66mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,200	$1.33	4d	1	0.72mi
2838 Kingston St Unit A Kenner, LA	3.0	1.5	1500	$1,600	$1.07	4d	1	0.82mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	44d	1	0.93mi
135 27th St Kenner, LA	3.0	2.0	1205	$1,200	$1.00	4d	1	0.97mi
129 Auburn Pl Kenner, LA	3.0	2.0	1200	$1,800	$1.50	2d	1	0.98mi
2604 Richland St Unit 1 Kenner, LA	3.0	2.0	1442	$1,500	$1.04	4d	1	1.00mi
2611 Richland St Kenner, LA	3.0	2.5	1443	$2,200	$1.52	2d	1	1.02mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	1.05mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	4d	1	1.06mi
2127 Connecticut Ave Unit A Kenner, LA	3.0	2.0	1310	$2,000	$1.53	44d	1	1.32mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	14d	1	1.36mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $139,000 Active 104 DOM
2. 2026-06-17
   days on market $139,000 Active 103 DOM
3. 2026-06-16
   days on market $139,000 Active 102 DOM
4. 2026-06-15
   days on market $139,000 Active 101 DOM
5. 2026-06-13
   days on market $139,000 Active 99 DOM
6. 2026-06-10
   days on market $139,000 Active 96 DOM
7. 2026-06-09
   days on market $139,000 Active 95 DOM
8. 2026-06-08
   days on market $139,000 Active 94 DOM
9. 2026-06-07
   days on market $139,000 Active 93 DOM
10. 2026-06-03
    days on market $139,000 Active 89 DOM
11. 2026-06-02
    days on market $139,000 Active 88 DOM
12. 2026-06-01
    days on market $139,000 Active 87 DOM
13. 2026-05-31
    days on market $139,000 Active 86 DOM
14. 2026-03-06
    listed $139,000 Active 516-char remark

    Show marketing remark (508 chars)

    GREAT opportunity to own a Kenner home at an AMAZING price!...This 4 bedroom, 2 bathroom house nestled in the TRANQUIL Lincoln Manor neighborhood features a cozy living area with separate dining...The exterior showcases a RELAXING front porch overlooking a LARGE front yard, a SPACIOUS covered carport with plenty of parking and a LUSH backyard with an additional storage shed...WONDERFUL location with easy access to I-10 and the airport and near shopping and dining...SCHEDULE your PRIVATE viewing today!!!

15. 2026-03-06
    listed $139,000 Active 508-char remark

    Show marketing remark (508 chars)

    GREAT opportunity to own a Kenner home at an AMAZING price!...This 4 bedroom, 2 bathroom house nestled in the TRANQUIL Lincoln Manor neighborhood features a cozy living area with separate dining...The exterior showcases a RELAXING front porch overlooking a LARGE front yard, a SPACIOUS covered carport with plenty of parking and a LUSH backyard with an additional storage shed...WONDERFUL location with easy access to I-10 and the airport and near shopping and dining...SCHEDULE your PRIVATE viewing today!!!

16. 2025-08-05
    listed $150,000 Active
17. 2025-05-05
    listed $169,000 Active
18. 1991-06-01
    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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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: $22,629
• − Mortgage interest: −$7,786
• − Property taxes: −$869
• − Insurance: −$695
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$4,044
• Taxable income: $5,614
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $6,218/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

-17.8% since first listed

5 events — show timeline

• 2026-03-06 Listed $139,000 AcadianaMLS
• 2026-03-06 Listed $139,000 GSREIN
• 2025-08-05 Listed $150,000 AcadianaMLS
• 2025-05-05 Listed $169,000 AcadianaMLS
• 1991-06-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $869 · -0.4% YoY. Source: county tax records.