1500 W Esplanade Dr Unit 26E · Kenner, LA 70065

$139,000

2 bd · 2.0 ba · 1,432 sqft · Condo · 297 Days on market

Built 1982 Good condition $97/sqft · 14% below area Est $162k · 14% under $690/mo HOA · 42% 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).

• ARV discount +13.9/15.0
• 1% rule +6.8/10.0
• Cash flow +4.5/30.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Rent growth +1.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! This is IT! take a look at the photos! Pristine Condition. The pool table and Man Cave complete with everything you need upstairs. Again, simply wow! This corner condo has it all with a gorgeous patio and a suburb open space kitchen. Loft open space upstairs and a balcony overlooking the courtyard. Large closets and plenty of storage space.

Key facts

• Open space kitchen
• Loft open space
• Large closets

Tags

• GORGEOUS PATIO
• OPEN SPACE KITCHEN
• LOFT OPEN SPACE
• BALCONY OVERLOOKING COURTYARD
• LARGE CLOSETS
• PLENTY OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (37.1% below list).
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $87k (37.1% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 5.4% in Kenner — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: A.C. Alexander School (math 26% / reading 39%, grade F, #300 of 646 statewide, top 47%, 680 students, 59% FRL); John Q. Adams Middle School (math 22% / reading 36%, grade F, #117 of 218 statewide, top 54%, 900 students, 55% FRL); Bonnabel Magnet Academy High School (math 12% / reading 21%, grade F, #214 of 265 statewide, top 81%, 1,478 students, 52% FRL).
• Market conditions: Rents falling (-4.2%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $87,385 (37.1% 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 297 days. Have you received any prior offers? Is the seller open to a 37% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 3.21%
• Cash-on-cash: -11.00%
• DSCR: 0.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $162,018
• List price: $139,000
• Delta: -14.21%
• 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
507 E Oglethorpe Pl	0.93mi	3/2.0 (+1)	1,444 (+1%)	1mo	$101,000	$70	58
1617 42nd St Unit D	0.76mi	3/2.5 (+1)	1,470 (+3%)	1mo	$127,000	$86	53
734 Village Rd Unit D	0.47mi	2/2.0	1,150 (-20%)	1mo	$140,000	$122	52
3116 Iowa Ave	1.04mi	3/2.0 (+1)	1,561 (+9%)	0mo	$290,000	$186	45
3312 Holiday Ct	0.59mi	3/2.0 (+1)	1,625 (+14%)	1mo	$305,000	$188	44
100 Avant Garde Cir #100	0.70mi	2/2.0	1,105 (-23%)	0mo	$127,500	$115	42
77 Avant Garde Cir #77	0.74mi	2/2.0	1,100 (-23%)	1mo	$137,000	$125	40
36 Avant Garde Cir #36	0.77mi	2/2.0	1,150 (-20%)	1mo	$118,000	$103	39
3213 Maryland Ave	1.33mi	3/2.0 (+1)	1,750 (+22%)	0mo	$289,000	$165	35
3809 Ole Miss Dr	1.10mi	3/2.0 (+1)	1,176 (-18%)	0mo	$210,000	$179	35
448 Pellerin Dr	1.13mi	3/2.0 (+1)	1,700 (+19%)	1mo	$286,000	$168	34
629 Sessions Ln	0.97mi	3/1.0 (+1)	1,189 (-17%)	1mo	$184,000	$155	30

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: -43.0%
• Equity multiple: -0.27×
• Total profit: $-49,593
• Equity at exit: $20,725

10-year hold

• IRR: —
• Equity multiple: -1.29×
• Total profit: $-89,165
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $140,000 ($114/sqft)
• Median days on market: 222 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70065

• Rents YoY: -4.2%
• Active inventory: 334
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$690
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-357

Break-even live

Break-even rent $2,089

Max offer price $87,385

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-309	+0% $-357	+5% $-405	+10% $-453
Rent	-10% $-486	-5% $-421	+0% $-357	+5% $-292	+10% $-227
Rate	-1.0pp $-287	-0.5pp $-321	base $-357	+0.5pp $-393	+1.0pp $-429

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	93d	1	0.03mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1607	$1,575	$0.98	33d	2	0.03mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$1,700	$1.07	93d	1	0.03mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,800	$1.04	39d	1	0.03mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	52d	2	0.03mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	93d	1	0.26mi
3500 California Ave Kenner, LA	3.0	2.0	1300	$1,700	$1.31	28d	1	0.32mi
3319 Colorado Ave Kenner, LA	2.0	1.0	1000	$1,300	$1.30	41d	1	0.44mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	93d	1	0.46mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	93d	1	0.59mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	53d	1	0.60mi
832 Dolphin Ct Kenner, LA	3.0	2.0	1121	$1,900	$1.69	27d	1	0.62mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	52d	1	0.66mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,780	$1.48	21d	1	0.66mi
200 Avant Garde Cir Kenner, LA	2.0	2.0	1217	$1,600	$1.31	47d	1	0.67mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,450	$1.21	39d	1	0.71mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	63d	1	0.72mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	93d	1	0.72mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	93d	1	0.72mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	53d	1	0.72mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,450	$1.00	16d	1	0.75mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	93d	1	0.75mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	93d	1	0.75mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	93d	1	0.75mi
3600 Martinique Ave Apt C Kenner, LA	2.0	1.5	950	$1,200	$1.26	35d	1	0.76mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	52d	1	0.76mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	93d	1	0.78mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,450	$0.94	16d	1	0.79mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	93d	1	0.79mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,250	$1.23	21d	1	0.79mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	93d	1	0.79mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	93d	1	0.80mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	73d	1	0.80mi
1752 Newport Pl #105 Kenner, LA	2.0	1.5	1198	$1,400	$1.17	17d	1	0.80mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,325	$1.26	41d	1	0.81mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	93d	1	0.81mi
1701 42nd St Kenner, LA	2.0	1.5	1250	$1,300	$1.04	27d	1	0.82mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,400	$1.01	11d	1	0.84mi
4116 Delaware Ave Apt B Kenner, LA	2.0	2.5	1085	$1,395	$1.29	33d	1	0.85mi
4116 Delaware Ave Apt A Kenner, LA	2.0	2.5	1085	$1,350	$1.24	35d	1	0.85mi

HOA detail $690/mo · $8,280/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $139,000 Active 297 DOM
2. 2026-08-07
   days on market $139,000 Active 296 DOM
3. 2026-08-06
   days on market $139,000 Active 295 DOM
4. 2026-08-05
   days on market $139,000 Active 294 DOM
5. 2026-08-04
   days on market $139,000 Active 293 DOM
6. 2026-08-03
   days on market $139,000 Active 292 DOM
7. 2026-07-31
   days on market $139,000 Active 289 DOM
8. 2026-07-30
   days on market $139,000 Active 287 DOM
9. 2026-07-28
   days on market $139,000 Active 286 DOM
10. 2026-07-24
    days on market $139,000 Active 282 DOM
11. 2026-07-23
    days on market $139,000 Active 281 DOM
12. 2026-07-22
    days on market $139,000 Active 280 DOM
13. 2026-07-21
    days on market $139,000 Active 279 DOM
14. 2026-07-20
    days on market $139,000 Active 278 DOM
15. 2026-07-18
    days on market $139,000 Active 276 DOM
16. 2026-07-18
    days on market $139,000 Active 275 DOM
17. 2026-07-16
    days on market $139,000 Active 274 DOM
18. 2026-07-15
    days on market $139,000 Active 273 DOM
19. 2026-07-14
    days on market $139,000 Active 272 DOM
20. 2026-07-13
    days on market $139,000 Active 271 DOM
21. 2026-07-13
    days on market $139,000 Active 270 DOM
22. 2026-07-11
    days on market $139,000 Active 269 DOM
23. 2026-07-09
    days on market $139,000 Active 267 DOM
24. 2026-07-07
    days on market $139,000 Active 265 DOM
25. 2026-07-06
    days on market $139,000 Active 264 DOM
26. 2026-07-05
    days on market $139,000 Active 263 DOM
27. 2026-07-03
    days on market $139,000 Active 261 DOM
28. 2026-07-02
    days on market $139,000 Active 260 DOM
29. 2026-07-01
    days on market $139,000 Active 259 DOM
30. 2026-06-30
    days on market $139,000 Active 258 DOM
31. 2026-06-29
    days on market $139,000 Active 257 DOM
32. 2026-06-28
    days on market $139,000 Active 256 DOM
33. 2026-06-27
    days on market $139,000 Active 255 DOM
34. 2026-06-27
    days on market $139,000 Active 254 DOM
35. 2026-06-25
    days on market $139,000 Active 252 DOM
36. 2026-06-22
    days on market $139,000 Active 250 DOM
37. 2026-06-21
    days on market $139,000 Active 249 DOM
38. 2026-06-18
    days on market $139,000 Active 246 DOM
39. 2026-06-17
    days on market $139,000 Active 245 DOM
40. 2026-06-16
    days on market $139,000 Active 244 DOM
41. 2026-06-15
    days on market $139,000 Active 243 DOM
42. 2026-06-13
    days on market $139,000 Active 241 DOM
43. 2026-06-10
    days on market $139,000 Active 238 DOM
44. 2026-06-09
    days on market $139,000 Active 237 DOM
45. 2026-06-08
    days on market $139,000 Active 236 DOM
46. 2026-06-07
    days on market $139,000 Active 235 DOM
47. 2026-06-03
    days on market $139,000 Active 231 DOM
48. 2026-06-02
    days on market $139,000 Active 230 DOM
49. 2026-06-01
    days on market $139,000 Active 229 DOM
50. 2026-05-31
    days on market $139,000 Active 228 DOM

ⓘ 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: $19,654
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$8,280
• − Depreciation: −$4,044
• Taxable loss: −$6,380
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-2,749/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 Est. rehab $7,160–$21,480 screening

This well-maintained, move-in-ready condo features a spacious kitchen, modern appliances, and a cozy living area with hardwood floors and a fireplace. The exterior is in good condition, and the property has a large patio and balcony. Minor touch-ups and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Paint exterior fence — Enhances curb appeal and value ↑
• Both Trim and mulch plants — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary A.c. Alexander School F LA #300/646 Nat'l #24,773/41,679 Middle John Q. Adams Middle School F LA #117/218 Nat'l #9,290/14,009 High Bonnabel Magnet Academy High School F LA #214/265 Nat'l #15,176/17,239

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

B Composite livability gradescore 78/100

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 · 451,696 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: 7% of renters

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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%

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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%

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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

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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

+0.1% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $139,000 AcadianaMLS
• 2026-05-07 Price Changed $139,000 GSREIN
• 2025-10-15 Listed $145,000 GSREIN
• 2025-10-15 Listed $145,000 AcadianaMLS
• 2024-07-12 Sold (MLS) $145,000 GSREIN
• 2024-06-03 Contingent — GSREIN
• 2024-02-01 Listed $170,000 GSREIN
• 2024-02-01 Listed $170,000 AcadianaMLS
• 2021-02-03 Sold (MLS) $138,000 GSREIN
• 2020-12-27 Pending — GSREIN
• 2020-12-16 Listed $138,900 GSREIN
• 2020-12-16 Listed $138,900 AcadianaMLS