730 Village Rd Unit C · Kenner, LA 70065

$99,900

1 bd · 1.0 ba · 850 sqft · Condo · 261 Days on market

Built 1985 Good condition $118/sqft · 38% below area Est $162k · 38% under $442/mo HOA · 29% of rent ↓ 28% 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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +2.5/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

Key facts

• Updated appliances
• Tile floors
• Wood floors

Tags

• UPDATED APPLIANCES
• GRANITE COUNTERS
• TILE FLOORS
• WOOD FLOORS
• NEW A/C
• NEW HEATING SYSTEMS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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); 45% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.50% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $161,651
• List price: $99,900
• Delta: -38.20%
• 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: -17.9%
• Equity multiple: 0.40×
• Total profit: $-16,861
• Equity at exit: $14,895

10-year hold

• IRR: -24.4%
• Equity multiple: 0.07×
• Total profit: $-26,072
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$442
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $54

Break-even live

Break-even rent $1,433

Max offer price $99,900

Occupancy floor 91%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	43d	1	0.03mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$750	$1.00	43d	1	0.31mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	0.35mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,065	$1.33	43d	1	0.42mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	4d	1	0.73mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	43d	1	0.73mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	21d	1	0.73mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,325	$1.42	2d	1	0.81mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	43d	1	0.81mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	43d	1	0.82mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.85mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.85mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	23d	1	0.85mi
3655 Loyola Dr Unit E446 Kenner, LA	1.0	1.0	1008	$1,870	$1.86	23d	1	0.85mi
3655 Loyola Dr Unit D434 Kenner, LA	1.0	1.0	990	$1,905	$1.92	43d	1	0.85mi
3655 Loyola Dr Unit E245 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	43d	1	0.85mi
3655 Loyola Dr Unit F254 Kenner, LA	1.0	1.0	950	$1,860	$1.96	23d	1	0.85mi
3655 Loyola Dr Apt E452 Kenner, LA	1.0	1.0	990	$1,915	$1.93	3d	1	0.85mi
3655 Loyola Dr Unit E143 Kenner, LA	1.0	1.0	990	$1,930	$1.95	43d	1	0.85mi
3655 Loyola Dr Unit F455 Kenner, LA	1.0	1.0	950	$1,895	$1.99	43d	1	0.85mi
3655 Loyola Dr Unit E148 Kenner, LA	1.0	1.0	1008	$1,895	$1.88	23d	1	0.85mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	43d	1	0.87mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	43d	1	0.88mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,895	$1.99	4d	1	0.89mi
3655 Loyola Dr Unit E352 Kenner, LA	1.0	1.0	990	$1,905	$1.92	4d	1	0.89mi
3655 Loyola Dr Unit F465 Kenner, LA	1.0	1.0	950	$1,845	$1.94	23d	1	0.89mi
3655 Loyola Dr Unit E152 Kenner, LA	1.0	1.0	990	$1,880	$1.90	23d	1	0.89mi
3655 Loyola Dr Unit E251 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	21d	1	0.89mi
3655 Loyola Dr Unit E249 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	4d	1	0.89mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	23d	1	0.90mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	43d	1	0.94mi
815 Vouray Dr Kenner, LA	2.0	1.0	800	$1,450	$1.81	14d	1	1.00mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	1.02mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	43d	1	1.02mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	43d	1	1.02mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	4d	1	1.02mi
3600 W Loyola Dr Unit 159 Kenner, LA	2.0	2.0	1052	$1,520	$1.44	43d	1	1.04mi
3600 W Loyola Dr Unit 378 Kenner, LA	1.0	1.0	899	$1,390	$1.55	4d	1	1.04mi
3600 W Loyola Dr Unit 351 Kenner, LA	1.0	1.0	899	$1,310	$1.46	14d	1	1.04mi
3600 W Loyola Dr Unit 330 Kenner, LA	1.0	1.0	899	$1,310	$1.46	23d	1	1.04mi

HOA detail condo

• Monthly dues: $442 · $5,304/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 261 DOM
2. 2026-06-17
   days on market $99,900 Active 260 DOM
3. 2026-06-16
   days on market $99,900 Active 259 DOM
4. 2026-06-15
   days on market $99,900 Active 258 DOM
5. 2026-06-13
   days on market $99,900 Active 256 DOM
6. 2026-06-10
   days on market $99,900 Active 253 DOM
7. 2026-06-09
   days on market $99,900 Active 252 DOM
8. 2026-06-08
   days on market $99,900 Active 251 DOM
9. 2026-06-07
   days on market $99,900 Active 250 DOM
10. 2026-06-03
    days on market $99,900 Active 246 DOM
11. 2026-06-02
    days on market $99,900 Active 245 DOM
12. 2026-06-01
    days on market $99,900 Active 244 DOM
13. 2026-05-31
    days on market $99,900 Active 243 DOM
14. 2026-04-17
    price $99,900 235-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

15. 2026-04-17
    price $99,900 239-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

16. 2025-12-11
    price $104,500 235-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

17. 2025-12-11
    price $104,500 239-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

18. 2025-11-29
    price $112,500 235-char remark

    Show marketing remark (235 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

19. 2025-11-17
    price $112,500 239-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

20. 2025-10-08
    price $132,500 235-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

21. 2025-10-08
    price $132,500 239-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

22. 2025-09-29
    listed $138,000 Active 235-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

23. 2025-09-29
    listed $138,000 Active 239-char remark

    Show marketing remark (239 chars)

    Downstairs unit. Updated all appliances, including refrigerator, washer & dryer, microwave, dishwasher, granite counters and bath vanities, all less than 1yr new. Tile & wood floors throughout. Storage shed attached to laundry.

ⓘ 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: $18,020
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$5,304
• − Depreciation: −$2,906
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $807/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 · 12 photos

Good 75/100 Cosmetic rehab

This unit is in good condition with updated appliances and flooring, but could benefit from fresh paint and smart home features to further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Replace countertops — Granite countertops are durable and timeless, enhancing the home's resale value.
• Resale Replace appliances — Modern appliances can attract more buyers and increase the home's value.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental income.
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more appealing to a wider audience.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Replace countertops — Granite countertops are durable and timeless, enhancing the home's resale value. ↑
• Resale Replace appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental income. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more appealing to a wider audience. ↑

ⓘ 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

-27.6% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $99,900 AcadianaMLS
• 2026-04-17 Price Changed $99,900 GSREIN
• 2025-12-11 Price Changed $104,500 AcadianaMLS
• 2025-12-11 Price Changed $104,500 GSREIN
• 2025-11-29 Price Changed $112,500 AcadianaMLS
• 2025-11-17 Price Changed $112,500 GSREIN
• 2025-10-08 Price Changed $132,500 AcadianaMLS
• 2025-10-08 Price Changed $132,500 GSREIN
• 2025-09-29 Listed $138,000 GSREIN
• 2025-09-29 Listed $138,000 AcadianaMLS