4203 Paradis Ln · Kenner, LA 70065

$162,000

2 bd · 2.5 ba · 1,400 sqft · Townhouse · 131 Days on market

Built 1981 1,215 sqft lot $116/sqft · at area comps Est $163k · at est. $250/mo HOA · 16% of rent

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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 +13.1/30.0
• ARV discount +7.6/15.0
• 1% rule +4.8/10.0
• DSCR +3.9/10.0
• 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

Listing remarks MLS

Welcome home to this cozy and inviting townhome overlooking the community pool. Step inside to a warm, comfortable living space featuring a wood-burning fireplace, perfect for relaxing evenings and adding timeless charm. The pool view creates a peaceful backdrop you can enjoy year-round. Ideal for everyday living or weekend retreats, this townhome blends comfort, character, and convenience in a setting you’ll love coming home to.

Key facts

• Pool view
• $250 HOA
• 2 parking spots

Tags

• TOWNHOME OVERLOOKING POOL
• WOOD BURNING FIREPLACE
• POOL VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $162k.

Deal economics

• At list price, monthly cash flow is $-7 ($-86/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (1.8% below list).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.

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); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $129k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $142,560 (12.0% 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. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.98% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

• ARV (median comp): $162,536
• List price: $162,000
• Delta: -0.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Saint Julien Dr Unit F4	0.05mi	2/2.5	1,271 (-9%)	2mo	$155,000	$122	81
4129 Chateau Blvd Unit C	0.26mi	2/1.5	1,400 (0%)	4mo	$112,000	$80	80
1012 St Julien Dr Unit B4	0.06mi	2/2.5	1,265 (-10%)	4mo	$162,500	$128	78
1004 St. Julien Dr Unit A	0.02mi	3/2.5 (+1)	1,461 (+4%)	12mo	$147,300	$101	77
901 Joe Yenni Blvd Unit B4	0.11mi	2/2.0	1,201 (-14%)	2mo	$109,700	$91	67
4124 Loire Dr Unit B	0.37mi	2/2.0	1,275 (-9%)	3mo	$173,500	$136	64
901 Sunset Blvd Unit A 11	0.15mi	2/2.5	1,219 (-13%)	15mo	$116,000	$95	59
4128 Loire Dr Unit A	0.40mi	2/2.0	1,258 (-10%)	10mo	$173,000	$138	54
4125 Chateau Blvd Unit A	0.28mi	2/1.5	1,582 (+13%)	12mo	$165,000	$104	51
4135 Loire Dr Unit B	0.46mi	1/1.5 (-1)	1,210 (-14%)	1mo	$145,000	$120	46
1645 42nd St Unit C	0.71mi	2/1.5	1,200 (-14%)	4mo	$108,000	$90	36
1645 Newport Pl Unit D	0.74mi	2/1.5	1,230 (-12%)	10mo	$110,160	$90	32

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-31,253
• Equity at exit: $24,155

10-year hold

• IRR: -23.6%
• Equity multiple: 0.00×
• Total profit: $-45,352
• Equity at exit: $14,007

Cash invested: $45,360 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$850
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$68
• HOA: −$250
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-7

Break-even live

Break-even rent $1,599

Max offer price $160,741

Occupancy floor 95%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	4d	1	0.02mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	24d	1	0.04mi
913 Vouray Dr Unit C Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.06mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	20d	1	0.06mi
909 Vouray Dr Unit c Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.07mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	3d	1	0.07mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	44d	1	0.09mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	44d	1	0.11mi
1106 Joe Yenni Blvd Unit 129 Kenner, LA	1.0	1.0	1463	$1,595	$1.09	21d	1	0.12mi
901 Sunset Blvd Kenner, LA	2.0	2.5	1219	$1,800	$1.48	4d	1	0.14mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	0.16mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	24d	1	0.18mi
800 Joe Yenni Blvd Kenner, LA	2.0	1.0–2.0	780	$1,400	$1.79	44d	1	0.19mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	44d	1	0.22mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	0.28mi
708 Vouray Dr Unit A Kenner, LA	2.0	1.5	1200	$1,200	$1.00	14d	1	0.30mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	14d	1	0.46mi
4329 Loire Dr Apt D Kenner, LA	3.0	2.0	1300	$1,500	$1.15	4d	1	0.47mi
604 Vintage Dr Unit C Kenner, LA	2.0	2.5	1200	$1,350	$1.12	44d	1	0.47mi
505 Vassar Ct Kenner, LA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.57mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	24d	1	0.60mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.64mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.65mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.66mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.66mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	20d	1	0.66mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.66mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.66mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.71mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.78mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.79mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	44d	1	0.89mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	44d	1	0.89mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	44d	1	0.91mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	24d	1	0.91mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	2d	1	0.99mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	2d	15	1.00mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	44d	1	1.05mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	4d	1	1.05mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	21d	1	1.05mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $162,000 Active 131 DOM
2. 2026-06-17
   days on market $162,000 Active 130 DOM
3. 2026-06-16
   days on market $162,000 Active 129 DOM
4. 2026-06-15
   days on market $162,000 Active 128 DOM
5. 2026-06-13
   days on market $162,000 Active 126 DOM
6. 2026-06-10
   days on market $162,000 Active 123 DOM
7. 2026-06-09
   days on market $162,000 Active 122 DOM
8. 2026-06-08
   days on market $162,000 Active 121 DOM
9. 2026-06-07
   days on market $162,000 Active 120 DOM
10. 2026-06-03
    days on market $162,000 Active 116 DOM
11. 2026-06-02
    days on market $162,000 Active 115 DOM
12. 2026-06-01
    days on market $162,000 Active 114 DOM
13. 2026-05-31
    days on market $162,000 Active 113 DOM
14. 2026-02-07
    listed $169,000 Active 439-char remark

    Show marketing remark (433 chars)

    Welcome home to this cozy and inviting townhome overlooking the community pool. Step inside to a warm, comfortable living space featuring a wood-burning fireplace, perfect for relaxing evenings and adding timeless charm. The pool view creates a peaceful backdrop you can enjoy year-round. Ideal for everyday living or weekend retreats, this townhome blends comfort, character, and convenience in a setting you'll love coming home to.

15. 2026-02-07
    listed $169,000 Active 433-char remark

    Show marketing remark (433 chars)

    Welcome home to this cozy and inviting townhome overlooking the community pool. Step inside to a warm, comfortable living space featuring a wood-burning fireplace, perfect for relaxing evenings and adding timeless charm. The pool view creates a peaceful backdrop you can enjoy year-round. Ideal for everyday living or weekend retreats, this townhome blends comfort, character, and convenience in a setting you'll love coming home to.

16. 2020-10-13
    soldstatus $129,000
17. 2020-08-29
    listed $133,000
18. 2015-12-05
    historical
19. 2015-10-10
    price $115,000
20. 2015-09-25
    price $120,000
21. 2015-06-01
    listed $125,000 Active
22. 2015-06-01
    listed $115,000
23. 2011-11-09
    listed $122,000
24. 2011-11-09
    listed $122,000
25. 1989-02-01
    soldstatus $46,500

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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: $19,082
• − Mortgage interest: −$9,075
• − Property taxes: −$1,156
• − Insurance: −$810
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$3,000
• − Depreciation: −$4,713
• Taxable loss: −$2,724
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $568/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

+263.4% since first listed

12 events — show timeline

• 2026-02-07 Listed $169,000 AcadianaMLS
• 2026-02-07 Listed $169,000 GSREIN
• 2020-10-13 Sold (Public Records) $129,000 Public Records
• 2020-08-29 Listed $133,000 AcadianaMLS
• 2015-12-05 Listing Removed — GSREIN
• 2015-10-10 Price Changed $115,000 GSREIN
• 2015-09-25 Price Changed $120,000 GSREIN
• 2015-06-01 Listed $125,000 GSREIN
• 2015-06-01 Listed $115,000 AcadianaMLS
• 2011-11-09 Listed $122,000 GSREIN
• 2011-11-09 Listed $122,000 AcadianaMLS
• 1989-02-01 Sold (Public Records) $46,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,156 · -0.4% YoY. Source: county tax records.