1500 W Esplanade Ave Unit 21G · Kenner, LA 70065

$103,800

3 bd · 2.0 ba · 1,725 sqft · Condo · 97 Days on market

Built 1985 Fair condition $60/sqft · 34% below area Est $157k · 34% under $672/mo HOA · 35% of rent ↓ 35% since listing

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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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.0/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this three bedroom, two bath condo. Take a drive by and see if this may be your next investment. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * Buyer to verify special assessment, if any.

Key facts

• $672 HOA
• Parking
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $104k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $94k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $718 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $94,458 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.83% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 4.6

CMA / ARV

• ARV (median comp): $157,274
• List price: $103,800
• Delta: -34.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.49×
• Total profit: $-14,868
• Equity at exit: $15,477

10-year hold

• IRR: -21.2%
• Equity multiple: 0.19×
• Total profit: $-23,552
• Equity at exit: $8,975

Cash invested: $29,064 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$544
• Tax est. 1.5%: −$130 /mo · $1,557/yr
• Insurance: −$43
• HOA: −$672
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $111

Break-even live

Break-even rent $1,759

Max offer price $103,800

Occupancy floor 89%

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: $25,950
• Closing costs: $3,114
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	43d	1	0.09mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	1d	1	0.09mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	2d	2	0.09mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	43d	1	0.12mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	0.17mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	4d	1	0.40mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	43d	1	0.45mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	43d	1	0.47mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.50mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	4d	1	0.51mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	23d	1	0.62mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	43d	1	0.68mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.68mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	43d	1	0.68mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.70mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	43d	1	0.75mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	23d	1	0.76mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	2d	1	0.77mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.78mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.78mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	0.78mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.80mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	43d	1	0.80mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.81mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.81mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	0.83mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	43d	1	0.84mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	23d	1	0.84mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	0.84mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.86mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	43d	1	0.88mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	0.95mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	3d	1	1.01mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	43d	1	1.02mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	1d	1	1.02mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	14d	1	1.02mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	23d	1	1.03mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	43d	1	1.04mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	1.06mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	43d	1	1.09mi

HOA detail condo

• Monthly dues: $672 · $8,064/yr
• ⚠ Special-assessment mentions:

  …Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * Buyer to verify special assessment, if any.

Listing history 21 events

1. 2026-06-18
   days on market $103,800 Active 97 DOM
2. 2026-06-17
   days on market $103,800 Active 96 DOM
3. 2026-06-16
   days on market $103,800 Active 95 DOM
4. 2026-06-15
   days on market $103,800 Active 94 DOM
5. 2026-06-13
   days on market $103,800 Active 92 DOM
6. 2026-06-10
   days on market $103,800 Active 89 DOM
7. 2026-06-09
   days on market $103,800 Active 88 DOM
8. 2026-06-08
   days on market $103,800 Active 87 DOM
9. 2026-06-07
   days on market $103,800 Active 86 DOM
10. 2026-06-03
    days on market $103,800 Active 82 DOM
11. 2026-06-02
    days on market $103,800 Active 81 DOM
12. 2026-06-01
    days on market $103,800 Active 80 DOM
13. 2026-05-31
    days on market $103,800 Active 79 DOM
14. 2026-03-13
    listed $103,800 Active 385-char remark

    Show marketing remark (375 chars)

    Opportunity awaits in this three bedroom, two bath condo. Take a drive by and see if this may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. *** Buyer to verify special assessment, if any.

15. 2026-03-13
    listed $103,800 Active 375-char remark

    Show marketing remark (375 chars)

    Opportunity awaits in this three bedroom, two bath condo. Take a drive by and see if this may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. *** Buyer to verify special assessment, if any.

16. 2023-08-07
    soldstatus $156,000 Closed
17. 2023-05-03
    historical Active Under Contract
18. 2023-04-07
    price $153,900
19. 2023-03-31
    price $156,900
20. 2023-03-13
    listed $159,500 Active
21. 2023-03-13
    listed $153,900

ⓘ 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: $22,791
• − Mortgage interest: −$5,814
• − Property taxes: −$1,557
• − Insurance: −$519
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − HOA: −$8,064
• − Depreciation: −$3,020
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,292/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This three-bedroom, two-bath condo requires significant repairs and maintenance, particularly to the roof and exterior siding. Addressing these issues will substantially increase its value for resale or rental.

Repairs flagged

• Major roof — The roof has visible damage, indicating a major repair is needed.
• Major exterior siding — The siding is in poor condition, with peeling paint and discoloration.
• Major landscaping — The landscaping is overgrown and unkempt, requiring significant maintenance.

Value-add opportunities

• Both repair roof — A repaired roof will significantly increase the home's value, both for resale and rental.
• Both paint exterior siding — Fresh paint will improve the home's curb appeal and increase its value.
• Both trim and maintain landscaping — A well-maintained yard will enhance the home's curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof has visible damage, indicating a major repair is needed.	Major	$15,000–50,000
exterior siding · The siding is in poor condition, with peeling paint and discoloration.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and unkempt, requiring significant maintenance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair roof — A repaired roof will significantly increase the home's value, both for resale and rental. ↑
• Both paint exterior siding — Fresh paint will improve the home's curb appeal and increase its value. ↑
• Both trim and maintain landscaping — A well-maintained yard will enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-34.9% since first listed

8 events — show timeline

• 2026-03-13 Listed $103,800 AcadianaMLS
• 2026-03-13 Listed $103,800 GSREIN
• 2023-08-07 Sold (MLS) $156,000 GSREIN
• 2023-05-03 Contingent — GSREIN
• 2023-04-07 Price Changed $153,900 GSREIN
• 2023-03-31 Price Changed $156,900 GSREIN
• 2023-03-13 Listed $153,900 AcadianaMLS
• 2023-03-13 Listed $159,500 GSREIN