901 Vouray Dr Unit C · Kenner, LA 70065

$139,900

2 bd · 1.5 ba · 1,300 sqft · Condo · 3 Days on market

Built 1979 $108/sqft · 10% below area Est $143k · at est. $299/mo HOA · 19% of rent

---

Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +8.5/15.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 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

Move-in ready condo! Offers a spacious and functional floor plan designed for comfortable everyday living. The open-concept living area features a cozy wood-burning fireplace, creating a warm and inviting space for relaxing or entertaining. The main level includes a convenient half bath, a wet bar, a separate dining area and spacious closet and laundry room. Upstairs, you'll find two generously sized bedrooms, a full bathroom, and a versatile loft area that can serve as a home office, media room, playroom, creative studio, etc. Enjoy the ease of low-maintenance condo living with a private fenced patio, for outdoor relaxation or hosting. Located in a desirable X Flood Zone, this property combines comfort, convenience, and peace of mind.

Key facts

• Private fenced patio
• Wet bar
• Versatile loft area

Tags

• WOOD BURNING FIREPLACE
• WET BAR
• PRIVATE FENCED PATIO
• VERSATILE LOFT AREA

Property features AI

Finance

• Other: Property contains 4 total units; Pets allowed: cats and dogs OK; no pet restrictions indicated
• HOA & community: Association fee approximately $299

Exterior

• Parking: Assigned parking (2 spaces); Additional parking available
• Utilities: Public water; Public sewer
• Home design: 2-story property; Slab foundation
• Construction: Brick construction; Shingle roof; Built on slab foundation
• Exterior features: City lot; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 10
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Very good condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-19 ($-223/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $137k (1.9% below list) — sets the bar for cash-flow.

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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 26y 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 $35k; list at $140k implies a 299% gain — meaningful room to come down on a strong offer.

Recommended offer $137,216 (1.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 7.4

CMA / ARV

• ARV (median comp): $142,989
• List price: $139,900
• Delta: 0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.28×
• Total profit: $-28,271
• Equity at exit: $20,860

10-year hold

• IRR: -29.4%
• Equity multiple: -0.10×
• Total profit: $-43,177
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$299
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-19

Break-even live

Break-even rent $1,602

Max offer price $137,216

Occupancy floor 96%

Sensitivity live

Price	-10% $78	-5% $30	+0% $-19	+5% $-67	+10% $-115
Rent	-10% $-143	-5% $-81	+0% $-19	+5% $44	+10% $106
Rate	-1.0pp $52	-0.5pp $17	base $-19	+0.5pp $-55	+1.0pp $-92

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Vouray Dr Unit c Kenner, LA	2.0	1.5	1200	$1,200	$1.00	45d	1	0.05mi
913 Vouray Dr Unit C Kenner, LA	2.0	1.5	1200	$1,200	$1.00	45d	1	0.06mi
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	6d	1	0.10mi
901 Sunset Blvd Kenner, LA	2.0	2.5	1219	$1,800	$1.48	6d	1	0.11mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	25d	1	0.13mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	45d	1	0.14mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	22d	1	0.15mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	45d	1	0.17mi
800 Joe Yenni Blvd Kenner, LA	2.0	1.0–2.0	780	$1,400	$1.79	45d	1	0.18mi
1106 Joe Yenni Blvd Unit 129 Kenner, LA	1.0	1.0	1463	$1,595	$1.09	23d	1	0.19mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	5d	1	0.19mi
708 Vouray Dr Unit A Kenner, LA	2.0	1.5	1200	$1,200	$1.00	16d	1	0.20mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	16d	1	0.23mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	25d	1	0.29mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	45d	1	0.30mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	6d	1	0.32mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	16d	1	0.36mi
4329 Loire Dr Apt D Kenner, LA	3.0	2.0	1300	$1,500	$1.15	6d	1	0.37mi
604 Vintage Dr Unit C Kenner, LA	2.0	2.5	1200	$1,350	$1.12	45d	1	0.38mi
505 Vassar Ct Kenner, LA	3.0	2.0	1300	$1,800	$1.38	45d	1	0.46mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	22d	1	0.56mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	25d	1	0.72mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	45d	1	0.75mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	45d	1	0.75mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	45d	1	0.76mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	6d	1	0.76mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	45d	1	0.76mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	6d	1	0.76mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	5d	1	0.81mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	5d	1	0.88mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	45d	1	0.90mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	3d	1	0.93mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	45d	1	0.97mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	6d	1	0.97mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	23d	1	0.97mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	45d	1	0.99mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,325	$1.42	4d	1	0.99mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	45d	1	0.99mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	45d	1	0.99mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	25d	1	1.01mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $139,900 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   pricedays on marketlisting id $139,900 Active 1 DOM
4. 2026-06-10
   days on market $144,000 Active 222 DOM
5. 2026-06-09
   days on market $144,000 Active 221 DOM
6. 2026-06-08
   days on market $144,000 Active 220 DOM
7. 2026-06-07
   days on market $144,000 Active 219 DOM
8. 2026-06-03
   days on market $144,000 Active 215 DOM
9. 2026-06-02
   days on market $144,000 Active 214 DOM
10. 2026-06-01
    days on market $144,000 Active 213 DOM
11. 2026-05-31
    days on market $144,000 Active 212 DOM
12. 2026-01-30
    price $144,000 913-char remark
13. 2026-01-29
    price $144,000 923-char remark
14. 2025-12-05
    price $149,000 913-char remark
15. 2025-12-05
    price $149,000 923-char remark
16. 2025-10-13
    listed $155,000 Active 913-char remark
17. 2025-10-13
    listed $155,000 Active 923-char remark
18. 2010-09-28
    soldstatus $35,100
19. 2010-07-16
    listed $35,000
20. 2010-07-16
    listed $35,000
21. 2009-07-21
    listed $65,000
22. 2009-07-21
    listed $65,000
23. 2008-12-22
    listed $105,000
24. 2008-12-22
    listed $105,000
25. 2000-04-28
    soldstatus $54,000
26. 2000-02-21
    listed $54,900
27. 2000-02-21
    listed $54,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,946
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − HOA: −$3,588
• − Depreciation: −$4,070
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $348/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

+154.8% since first listed

17 events — show timeline

• 2026-06-15 Listed $139,900 GSREIN
• 2026-06-15 Listed $139,900 AcadianaMLS
• 2026-01-30 Price Changed $144,000 AcadianaMLS
• 2026-01-29 Price Changed $144,000 GSREIN
• 2025-12-05 Price Changed $149,000 AcadianaMLS
• 2025-12-05 Price Changed $149,000 GSREIN
• 2025-10-13 Listed $155,000 AcadianaMLS
• 2010-09-28 Sold (MLS) $35,100 GSREIN
• 2010-07-16 Listed $35,000 AcadianaMLS
• 2010-07-16 Listed $35,000 GSREIN
• 2009-07-21 Listed $65,000 GSREIN
• 2009-07-21 Listed $65,000 AcadianaMLS
• 2008-12-22 Listed $105,000 GSREIN
• 2008-12-22 Listed $105,000 AcadianaMLS
• 2000-04-28 Sold (MLS) $54,000 GSREIN
• 2000-02-21 Listed $54,900 AcadianaMLS
• 2000-02-21 Listed $54,900 GSREIN