1056 Lesan Dr · Kenner, LA 70062

$115,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 23 Days on market

Built 1962 5,519 sqft lot Est $142k · 19% under

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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 +9.0/10.0
• 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

Opportunity KNOCKS! Investor Special, 3 bedrooms, 1 bath great with a great floor plan and yard. This charming home offers a canvas for buyers looking to add their personal touch and build instant equity. Featuring a functional layout, spacious rooms, and great curb appeal potential, this property offers endless possibilities for renovation and customization. Newer roof. Bring your offers! Being sold AS-IS.

Key facts

• Newer roof
• Spacious rooms
• Great floor plan

Tags

• GREAT FLOOR PLAN
• SPACIOUS ROOMS
• NEWER ROOF

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Average condition; Raised foundation
• Construction: Brick and vinyl siding exterior; Shingle roof; Raised foundation
• Exterior features: Covered patio/porch; City lot; Rectangular lot; Lot dimensions approximately 60 x 92

Interior

• Kitchen: Oven; Range
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: Carbon monoxide detector

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $141,504
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Lesan Dr	0.04mi	2/1.0 (-1)	1,100 (+4%)	17mo	$147,000	$134	72
907 Curtis Ave	0.23mi	2/1.0 (-1)	972 (-8%)	6mo	$75,000	$77	66
829 Minden Ave	0.30mi	2/1.0 (-1)	1,010 (-4%)	13mo	$75,000	$74	63
186 Oakland St	0.19mi	2/1.0 (-1)	916 (-13%)	9mo	$150,000	$164	57
303 Audubon Ct	0.67mi	3/1.0	1,000 (-5%)	11mo	$199,000	$199	51

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $14,788
• Equity at exit: $17,147

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $55,903
• 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: 5.9×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$603
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $525

Break-even live

Break-even rent $948

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $590	-5% $557	+0% $525	+5% $492	+10% $460
Rent	-10% $397	-5% $461	+0% $525	+5% $589	+10% $652
Rate	-1.0pp $583	-0.5pp $554	base $525	+0.5pp $495	+1.0pp $465

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Dell St Saint Rose, LA	3.0	2.0	1220	$1,950	$1.60	18d	1	1.14mi
2611 Richland St Kenner, LA	3.0	2.5	1443	$2,200	$1.52	3d	1	1.27mi
2604 Richland St Unit 1 Kenner, LA	3.0	2.0	1442	$1,500	$1.04	6d	1	1.27mi
619 Warren St Unit B Kenner, LA	2.0	2.0	800	$1,200	$1.50	45d	1	1.29mi
519 Warren St Unit D Kenner, LA	2.0	1.0	700	$1,000	$1.43	45d	1	1.29mi
135 27th St Kenner, LA	3.0	2.0	1205	$1,200	$1.00	6d	1	1.31mi
2726 Greenwood St Kenner, LA	2.0	1.5	980	$1,200	$1.22	45d	1	1.47mi
2800 Richland St Unit B Kenner, LA	2.0	2.5	1000	$1,600	$1.60	23d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $115,000 Active 23 DOM
2. 2026-06-18
   days on market $115,000 Active 20 DOM
3. 2026-06-17
   days on market $115,000 Active 19 DOM
4. 2026-06-16
   days on market $115,000 Active 18 DOM
5. 2026-06-15
   days on market $115,000 Active 17 DOM
6. 2026-06-13
   days on market $115,000 Active 15 DOM
7. 2026-06-10
   days on market $115,000 Active 12 DOM
8. 2026-06-09
   days on market $115,000 Active 11 DOM
9. 2026-06-08
   days on market $115,000 Active 10 DOM
10. 2026-06-07
    days on market $115,000 Active 9 DOM
11. 2026-06-03
    days on market $115,000 Active 5 DOM
12. 2026-06-02
    days on market $115,000 Active 4 DOM
13. 2026-06-01
    days on market $115,000 Active 3 DOM
14. 2026-05-31
    days on market $115,000 Active 2 DOM
15. 2026-05-29
    listed $115,000 Active 410-char remark

    Show marketing remark (410 chars)

    Opportunity KNOCKS! Investor Special, 3 bedrooms, 1 bath great with a great floor plan and yard. This charming home offers a canvas for buyers looking to add their personal touch and build instant equity. Featuring a functional layout, spacious rooms, and great curb appeal potential, this property offers endless possibilities for renovation and customization. Newer roof. Bring your offers! Being sold AS-IS.

16. 2026-05-29
    listed $115,000 Active

    Show marketing remark (410 chars)

    Opportunity KNOCKS! Investor Special, 3 bedrooms, 1 bath great with a great floor plan and yard. This charming home offers a canvas for buyers looking to add their personal touch and build instant equity. Featuring a functional layout, spacious rooms, and great curb appeal potential, this property offers endless possibilities for renovation and customization. Newer roof. Bring your offers! Being sold AS-IS.

17. 2007-04-30
    soldstatus $114,500
18. 2007-04-26
    soldstatus $114,500
19. 2007-01-15
    listed $119,900
20. 2007-01-15
    listed $119,900
21. 2004-07-01
    soldstatus $75,000
22. 2004-06-29
    soldstatus $75,000
23. 2004-06-28
    listed $75,000
24. 2004-06-28
    listed $75,000

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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: $19,345
• − Mortgage interest: −$6,442
• − Property taxes: −$1,173
• − Insurance: −$575
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,345
• Taxable income: $4,715
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $5,166/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

+53.3% since first listed

10 events — show timeline

• 2026-05-29 Listed $115,000 GSREIN
• 2026-05-29 Listed $115,000 AcadianaMLS
• 2007-04-30 Sold (Public Records) $114,500 Public Records
• 2007-04-26 Sold (MLS) $114,500 GSREIN
• 2007-01-15 Listed $119,900 GSREIN
• 2007-01-15 Listed $119,900 AcadianaMLS
• 2004-07-01 Sold (Public Records) $75,000 Public Records
• 2004-06-29 Sold (MLS) $75,000 GSREIN
• 2004-06-28 Listed $75,000 GSREIN
• 2004-06-28 Listed $75,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $1,173 · -0.4% YoY. Source: county tax records.