135 Miami Pl · Kenner, LA 70065

$111,000

3 bd · 2.0 ba · 1,589 sqft · SingleFamily · 128 Days on market

Built 1976 $70/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

Key facts

• Built 1976
• Listed 128 days

Tags

• DETACHED SCREENED ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 15d 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 36% 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 $767 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $40k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $97,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $244,172
• List price: $111,000
• Delta: -54.54%
• 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
204 Johns Hopkins Dr	0.16mi	3/1.5	1,550 (-2%)	4mo	$89,000	$57	83
7 S Catahoula Ct	0.24mi	3/2.0	1,562 (-2%)	4mo	$334,800	$214	83
98 Houston Pl	0.21mi	3/2.0	1,660 (+4%)	3mo	$235,000	$142	80
3305 Grandlake Blvd	0.31mi	3/2.0	1,642 (+3%)	3mo	$218,400	$133	78
82 Kilgore Pl	0.07mi	3/2.0	1,410 (-11%)	2mo	$234,900	$167	76
3333 Grandlake Blvd	0.40mi	3/2.0	1,650 (+4%)	0mo	$299,000	$181	74
413 Baroni Dr	0.33mi	2/2.0 (-1)	1,540 (-3%)	0mo	$235,000	$153	74
3621 W Loyola Dr	0.73mi	3/2.0	1,575 (-1%)	0mo	$198,000	$126	64
333 Bertolino Dr	0.35mi	3/2.0	1,770 (+11%)	1mo	$235,000	$133	64
361 W Louisiana State St	0.22mi	3/1.5	1,350 (-15%)	1mo	$196,000	$145	62
3244 Continental Dr	0.70mi	3/2.0	1,472 (-7%)	0mo	$214,000	$145	55
3541 Tulane Dr	0.59mi	4/2.0 (+1)	1,455 (-8%)	3mo	$210,000	$144	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 1.97×
• Total profit: $30,150
• Equity at exit: $16,550

10-year hold

• IRR: 30.4%
• Equity multiple: 3.35×
• Total profit: $73,165
• Equity at exit: $9,597

Cash invested: $31,080 (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: $1,999 high
• Mortgage (P&I): −$582
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $848

Break-even live

Break-even rent $926

Max offer price $111,000

Occupancy floor 53%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	3d	1	0.37mi
121 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	950	$1,600	$1.68	2d	1	0.55mi
129 Auburn Pl Kenner, LA	3.0	2.0	1200	$1,800	$1.50	2d	1	0.55mi
2838 Kingston St Unit A Kenner, LA	3.0	1.5	1500	$1,600	$1.07	4d	1	0.69mi
3600 W Loyola Dr Unit 298 Kenner, LA	2.0	2.0	1586	$1,750	$1.10	21d	1	0.71mi
3600 W Loyola Dr Unit 159 Kenner, LA	2.0	2.0	1052	$1,520	$1.44	44d	1	0.71mi
3600 W Loyola Dr Unit 182 Kenner, LA	2.0	2.0	1052	$1,515	$1.44	44d	1	0.71mi
3600 W Loyola Dr Unit 270 Kenner, LA	2.0	2.0	1570	$1,860	$1.18	2d	1	0.71mi
3600 W Loyola Dr Unit 271 Kenner, LA	2.0	2.0	1586	$1,855	$1.17	2d	1	0.71mi
2804 Salem St Kenner, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	0.75mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	44d	1	0.75mi
3655 W Loyola Dr Kenner, LA	1.0–2.0	1.0–2.0	1169	$2,345	$2.01	2d	35	0.81mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	24d	1	0.83mi
3655 Loyola Dr Unit F158 Kenner, LA	2.0	2.0	1367	$2,445	$1.79	14d	1	0.83mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,305	$1.69	2d	1	0.83mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,320	$1.70	2d	1	0.83mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	44d	1	0.83mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	44d	1	0.83mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	14d	1	0.83mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	2d	1	0.83mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	0.87mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	3d	1	0.87mi
3655 Loyola Dr Unit F460 Kenner, LA	2.0	2.0	1330	$2,280	$1.71	2d	1	0.88mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	44d	1	0.92mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	44d	1	0.93mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	2d	1	0.94mi
135 27th St Kenner, LA	3.0	2.0	1205	$1,200	$1.00	4d	1	0.95mi
2611 Richland St Kenner, LA	3.0	2.5	1443	$2,200	$1.52	2d	1	0.96mi
2604 Richland St Unit 1 Kenner, LA	3.0	2.0	1442	$1,500	$1.04	4d	1	0.98mi
511 27th St Kenner, LA	3.0	2.0	1200	$1,575	$1.31	4d	1	1.07mi
2755 Huntsville St Apt C Kenner, LA	3.0	2.0	1216	$1,575	$1.30	4d	1	1.07mi
2755 Huntsville St Unit B Kenner, LA	3.0	1.5	1500	$1,650	$1.10	44d	1	1.07mi
2752 Jasper St Unit A Kenner, LA	3.0	1.5	1400	$1,450	$1.04	44d	1	1.13mi
3808 Tulane Dr Kenner, LA	3.0	2.0	1220	$2,000	$1.64	44d	1	1.14mi
3800 Grandlake Blvd Kenner, LA	1.0–2.0	1.0–2.0	950	$1,535	$1.62	4d	1	1.14mi
2617 Phoenix St Kenner, LA	3.0	2.0	1350	$1,800	$1.33	44d	1	1.15mi
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	12d	1	1.15mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	44d	1	1.16mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	44d	1	1.17mi
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,400	$1.00	24d	1	1.21mi

Listing history 30 events

1. 2026-06-19
   status $111,000 Active 128 DOM
2. 2026-06-18
   days on market $111,000 Active Under Contract 128 DOM
3. 2026-06-17
   days on market $111,000 Active Under Contract 127 DOM
4. 2026-06-16
   days on market $111,000 Active Under Contract 126 DOM
5. 2026-06-15
   days on market $111,000 Active Under Contract 125 DOM
6. 2026-06-13
   days on market $111,000 Active Under Contract 123 DOM
7. 2026-06-10
   days on market $111,000 Active Under Contract 120 DOM
8. 2026-06-09
   days on market $111,000 Active Under Contract 119 DOM
9. 2026-06-08
   days on market $111,000 Active Under Contract 118 DOM
10. 2026-06-07
    statusdays on market $111,000 Active Under Contract 117 DOM
11. 2026-06-03
    days on market $111,000 Active 113 DOM
12. 2026-06-02
    days on market $111,000 Active 112 DOM
13. 2026-06-01
    days on market $111,000 Active 111 DOM
14. 2026-05-31
    days on market $111,000 Active 110 DOM
15. 2026-05-07
    price $121,000 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

16. 2026-05-07
    price $121,000 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

17. 2026-04-16
    price $131,000 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

18. 2026-04-15
    price $131,000 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

19. 2026-04-14
    status Active 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

20. 2026-04-14
    status Active 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

21. 2026-02-07
    status Pending 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

22. 2026-02-07
    status Pending 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

23. 2026-01-30
    price $141,000 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

24. 2026-01-30
    price $141,000 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

25. 2025-12-05
    listed $151,000 Active 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

26. 2025-12-05
    listed $151,000 Active 277-char remark

    Show marketing remark (277 chars)

    This 3 bedroom 2 bath home is convenient all shopping, restaurants in the Loyola Drive area. Convenient access to interstate, commute, or travel!The home needs updates and ready for your ideas. A very large detached screened room is in great condition and allows for many uses.

27. 2001-09-01
    soldstatus $92,000
28. 2001-08-27
    soldstatus $92,000
29. 2001-06-11
    listed $94,500
30. 2001-06-11
    listed $94,500

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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: $23,987
• − Mortgage interest: −$6,218
• − Property taxes: −$1,238
• − Insurance: −$555
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$3,229
• Taxable income: $8,909
• Est. tax owed @ 24.0%: −$2,138
• After-tax cash flow: $8,033/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

+28.0% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $121,000 AcadianaMLS
• 2026-05-07 Price Changed $121,000 GSREIN
• 2026-04-16 Price Changed $131,000 AcadianaMLS
• 2026-04-15 Price Changed $131,000 GSREIN
• 2026-04-14 Relisted — AcadianaMLS
• 2026-04-14 Relisted — GSREIN
• 2026-02-07 Pending — AcadianaMLS
• 2026-02-07 Pending — GSREIN
• 2026-01-30 Price Changed $141,000 AcadianaMLS
• 2026-01-30 Price Changed $141,000 GSREIN
• 2025-12-05 Listed $151,000 GSREIN
• 2025-12-05 Listed $151,000 AcadianaMLS
• 2001-09-01 Sold (Public Records) $92,000 Public Records
• 2001-08-27 Sold (MLS) $92,000 GSREIN
• 2001-06-11 Listed $94,500 GSREIN
• 2001-06-11 Listed $94,500 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2025): $1,238 · -0.4% YoY. Source: county tax records.