2 Billyday Ave Ave · Kenner, LA 70065

$1,650

3 bd · 2.0 ba · 2,200 sqft · SingleFamily · 30 Days on market

Built 1969 0.36 ac lot $1/sqft · 100% below area $100/mo HOA · 4% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.36 acre lot
• Built 1969
• Listed 29 days

Property features AI

Finance

• Other: Located near Billyday Ave
• HOA & community: HOA fee of $100 per month

Exterior

• Utilities: Electric service by Entergy
• Home design: Single-family residence
• Construction: Brick construction; Composition roof
• Exterior features: Composition roof; Brick construction; Acreage

Interior

• Kitchen: Kitchen included
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Includes kitchen and three bedrooms; Gas log fireplace

🏷️ Possibly a rental listed for sale. The $1,650 price doesn't fit this home's estimated sale value (~$336,142) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.
• Cap rate 1256.7% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 41% 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 $12 of loan paydown is wiped out by about $50 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $462 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,625 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 140.45% ✓
• Cap rate: 1256.74%
• Cash-on-cash: 4465.87%
• DSCR: 199.71
• GRM: 0.1

CMA / ARV

• ARV (median comp): $336,142
• List price: $1,650
• Delta: -99.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Gelpi Ave	0.15mi	3/2.0	2,126 (-3%)	1mo	$385,000	$181	87
54 Driftwood Blvd	0.22mi	4/2.5 (+1)	2,115 (-4%)	0mo	$330,000	$156	76
4608 Janice Ave	0.36mi	3/2.0	2,080 (-6%)	3mo	$423,000	$203	71
3244 Iowa Ave	0.37mi	4/3.0 (+1)	2,300 (+4%)	0mo	$290,000	$126	66
5204 Janice Ave	0.65mi	3/2.0	2,266 (+3%)	2mo	$447,000	$197	64
4512 Wade St	0.62mi	4/2.0 (+1)	2,105 (-4%)	2mo	$263,000	$125	57
3101 Lake Trail Dr	0.71mi	4/2.5 (+1)	2,230 (+1%)	2mo	$413,300	$185	56
7013 Wilty St	0.63mi	4/2.0 (+1)	2,036 (-8%)	1mo	$255,000	$125	53
4409 Toby Ln	0.56mi	4/2.5 (+1)	2,371 (+8%)	2mo	$425,000	$179	52
3140 Maryland Ave	0.51mi	3/2.0	1,870 (-15%)	3mo	$338,000	$181	49
3205 Lake Trail Dr	0.57mi	4/2.0 (+1)	1,963 (-11%)	2mo	$339,000	$173	48
4908 Pike Dr	0.71mi	3/2.0	1,931 (-12%)	1mo	$247,500	$128	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 213.88×
• Total profit: $98,353
• Equity at exit: $246

10-year hold

• IRR: —
• Equity multiple: 424.19×
• Total profit: $195,512
• Equity at exit: $143

Cash invested: $462 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $25/yr
• Insurance: −$1
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,653

Break-even live

Break-even rent $225

Max offer price $1,650

Occupancy floor 24%

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: $412
• Closing costs: $50
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Emile Ave Kenner, LA	3.0	3.0	2100	$2,300	$1.10	24d	1	0.07mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.22mi
2 Schill Ave Kenner, LA	4.0	2.0	2026	$2,500	$1.23	4d	1	0.22mi
3600 Lake Trail Dr Kenner, LA	4.0	2.5	2600	$2,800	$1.08	4d	1	0.23mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.39mi
114 Gelpi Ave Unit 1 Kenner, LA	3.0	2.0	3000	$2,450	$0.82	44d	1	0.46mi
3224 Massachusetts Ave Kenner, LA	4.0	2.0	2070	$2,750	$1.33	2d	1	0.46mi
7116 Wilty St Metairie, LA	3.0	2.0	1722	$2,300	$1.34	4d	1	0.55mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	14d	1	0.57mi
4200 Lake Trail Dr Kenner, LA	4.0	2.5	2689	$3,000	$1.12	4d	1	0.85mi
2150 42nd St Unit D226 Kenner, LA	2.0	2.0	1612	$1,820	$1.13	24d	1	0.97mi
4245 Illinois Ave Kenner, LA	3.0	2.0	1720	$2,300	$1.34	44d	1	1.00mi
4837 Academy Dr Metairie, LA	3.0	2.0	1834	$3,000	$1.64	24d	1	1.02mi
6501 Ithaca St Metairie, LA	3.0	2.0	2400	$2,900	$1.21	44d	1	1.03mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	2d	1	1.06mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	44d	1	1.06mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	3d	2	1.06mi
4908 Purdue Dr Metairie, LA	4.0	2.0	1846	$1,995	$1.08	4d	1	1.08mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	1.16mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	1.16mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	1.16mi
4312 Tartan Dr Metairie, LA	4.0	2.0	1500	$2,150	$1.43	24d	1	1.17mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	1.20mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	1.21mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	1.22mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	24d	1	1.34mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	44d	1	1.42mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	44d	1	1.43mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	44d	1	1.44mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 14 events

1. 2026-06-10
   days on market $1,650 Active 30 DOM
2. 2026-06-09
   days on market $1,650 Active 29 DOM
3. 2026-06-08
   days on market $1,650 Active 28 DOM
4. 2026-06-07
   days on market $1,650 Active 27 DOM
5. 2026-06-03
   days on market $1,650 Active 23 DOM
6. 2026-06-02
   days on market $1,650 Active 22 DOM
7. 2026-06-01
   days on market $1,650 Active 21 DOM
8. 2026-05-31
   days on market $1,650 Active 20 DOM
9. 2026-05-14
   listed $1,650
10. 2026-05-14
    historical $1,650
11. 2026-05-14
    listed $1,650
12. 2026-05-11
    listed $1,650 Active
13. 2018-10-15
    soldstatus $75,000
14. 1988-11-01
    soldstatus

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $27,809
• − Mortgage interest: −$92
• − Property taxes: −$25
• − Insurance: −$806
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$1,200
• − Depreciation: −$48
• Taxable income: $21,189
• Est. tax owed @ 24.0%: −$5,085
• After-tax cash flow: $14,750/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

-97.8% since first listed

7 events — show timeline

• 2026-05-20 Rental Removed $1,650 RAAMLS
• 2026-05-14 Listed for Rent $1,650 RAAMLS
• 2026-05-14 Rental Removed $1,650 GSREIN
• 2026-05-14 Listed for Rent $1,650 GSREIN
• 2026-05-11 Listed $1,650 AcadianaMLS
• 2018-10-15 Sold (Public Records) $75,000 Public Records
• 1988-11-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,832 · -0.4% YoY. Source: county tax records.