407 Pollock Pl · Kenner, LA 70062

$115,000

2 bd · 1.0 ba · 600 sqft · SingleFamily · 101 Days on market

Built 1968 $192/sqft · 62% above area ↓ 13% since listing

---

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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It's a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

Key facts

• Attached structure
• Laundry room
• Storage space

Tags

• WALKING DISTANCE TO THE LEVEE
• ONE-CAR CARPORT
• ATTACHED STRUCTURE
• STORAGE SPACE
• LAUNDRY ROOM
• ROOM TO EXPAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Airline Park Academy For Advanced Studies (math 92% / reading 92%, grade A+, #3 of 646 statewide, top 0%, 418 students, 16% 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 34% FRL vs 70% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 29% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Jefferson Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $70,929
• List price: $115,000
• Delta: 62.13%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-10,360
• Equity at exit: $17,147

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,722
• Equity at exit: $9,943

Cash invested: $32,200 (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: 91
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $129

Break-even live

Break-even rent $1,034

Max offer price $115,000

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $162	+0% $129	+5% $97	+10% $64
Rent	-10% $35	-5% $82	+0% $129	+5% $177	+10% $224
Rate	-1.0pp $187	-0.5pp $159	base $129	+0.5pp $100	+1.0pp $69

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Warren St Unit D Kenner, LA	2.0	1.0	700	$1,000	$1.43	45d	1	0.58mi
609 Warren St Apt E Kenner, LA	1.0	1.0	500	$850	$1.70	45d	1	0.59mi

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 101 DOM
2. 2026-06-18
   days on market $115,000 Active 98 DOM
3. 2026-06-17
   days on market $115,000 Active 97 DOM
4. 2026-06-16
   days on market $115,000 Active 96 DOM
5. 2026-06-16
   price $115,000 Active 95 DOM
6. 2026-06-15
   days on market $119,000 Active 95 DOM
7. 2026-06-13
   days on market $119,000 Active 93 DOM
8. 2026-06-10
   days on market $119,000 Active 90 DOM
9. 2026-06-09
   days on market $119,000 Active 89 DOM
10. 2026-06-08
    days on market $119,000 Active 88 DOM
11. 2026-06-07
    pricedays on market $119,000 Active 87 DOM
12. 2026-06-03
    days on market $139,000 Active 83 DOM
13. 2026-06-02
    days on market $139,000 Active 82 DOM
14. 2026-06-01
    days on market $139,000 Active 81 DOM
15. 2026-05-31
    days on market $139,000 Active 80 DOM
16. 2026-05-08
    price $139,000 626-char remark

    Show marketing remark (633 chars)

    Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It’s a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

17. 2026-05-08
    price $139,000 633-char remark

    Show marketing remark (633 chars)

    Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It’s a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

18. 2026-04-02
    price $150,000 626-char remark

    Show marketing remark (633 chars)

    Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It’s a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

19. 2026-04-02
    price $150,000 633-char remark

    Show marketing remark (633 chars)

    Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It’s a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

20. 2026-03-11
    listed $159,000 Active 626-char remark

    Show marketing remark (633 chars)

    Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It’s a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

21. 2026-03-11
    listed $159,000 Active 633-char remark

    Show marketing remark (633 chars)

    Open House this Saturday, April 17,2026. 11 to 1 This charming cottage-style home is walking distance to the levee and offers 2 bedrooms and 1 full bath, blending warmth, character, and plenty of future potential. Freshly painted, and new carpet installed. The interior carries a cozy, inviting feel with a simple, functional layout. A one-car carport includes an attached structure that provides both storage space and a laundry room. The lot offers room to expand, garden, or customize the outdoor area to suit your needs. It’s a unique little property with great possibilities for a buyer with vision. Sold As-Is, Where-Is.

22. 1986-10-01
    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: $1,193 · $99/mo
• Projected year-2 tax: $1,193 · $99/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 7/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 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: $14,374
• − Mortgage interest: −$6,442
• − Property taxes: −$1,193
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,345
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,620/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

-12.6% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $139,000 AcadianaMLS
• 2026-05-08 Price Changed $139,000 GSREIN
• 2026-04-02 Price Changed $150,000 AcadianaMLS
• 2026-04-02 Price Changed $150,000 GSREIN
• 2026-03-11 Listed $159,000 GSREIN
• 2026-03-11 Listed $159,000 AcadianaMLS
• 1986-10-01 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,193 · -0.4% YoY. Source: county tax records.