1617 42nd St Unit D · Kenner, LA 70065

$145,000

3 bd · 2.5 ba · 1,470 sqft · Condo · 29 Days on market

Built 2006 $210/mo HOA · 12% 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 +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.7/10.0
• 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

Step into this beautifully maintained condo on quiet 42nd Street. The bright, open layout welcomes you with great natural light and an easy flow that makes everyday life and entertaining feel seamless. Bedrooms are generously sized, and the home offers excellent storage throughout. Instead of a traditional yard, enjoy a private courtyard, perfect for morning coffee, container gardening, or relaxing outdoors with low maintenance. Whether you're a first-time buyer or looking to right-size, 1617 42nd offers the space, comfort, and value you've been searching for. Don't miss your chance to make it yours. Some photos have been digitally enhanced.

Key facts

• Great natural light
• Excellent storage
• Private courtyard

Tags

• PRIVATE COURTYARD
• GREAT NATURAL LIGHT
• EXCELLENT STORAGE

Property features AI

Finance

• Financial info: Multifamily property with 8 total units; Pets allowed (cats and dogs OK; pet restrictions apply)
• HOA & community: Monthly association fee of $210 covering common areas

Exterior

• Parking: Off-street parking with two spaces; Additional parking available
• Utilities: Public water; Public sewer
• Home design: 2-story property; Excellent condition
• Construction: Brick and stucco construction; Shingle roof; Slab foundation; Built as multi-unit (8 total units)
• Exterior features: City lot; Rectangular lot; Common grounds/area

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Pantry; Total of 5 rooms
• Laundry & utility: In-unit laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 30% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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 $110k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.17% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.51×
• Total profit: $-19,916
• Equity at exit: $21,620

10-year hold

• IRR: -12.5%
• Equity multiple: 0.38×
• Total profit: $-25,153
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$210
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $132

Break-even live

Break-even rent $1,534

Max offer price $145,000

Occupancy floor 87%

Sensitivity live

Price	-10% $232	-5% $182	+0% $132	+5% $82	+10% $32
Rent	-10% $-2	-5% $65	+0% $132	+5% $199	+10% $266
Rate	-1.0pp $205	-0.5pp $169	base $132	+0.5pp $94	+1.0pp $56

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.01mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.02mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.04mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	5d	1	0.05mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	5d	1	0.07mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.07mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	4d	1	0.07mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.17mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	4d	1	0.18mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	44d	1	0.25mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	44d	1	0.25mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	44d	1	0.27mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	24d	1	0.27mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	24d	1	0.36mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	44d	1	0.45mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	24d	1	0.46mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	24d	1	0.49mi
2150 42nd St Unit D226 Kenner, LA	2.0	2.0	1612	$1,820	$1.13	24d	1	0.50mi
2150 42nd St Unit A301 Kenner, LA	2.0	2.0	1100	$1,395	$1.27	5d	1	0.50mi
2150 42nd St Unit B316 Kenner, LA	2.0	2.0	1100	$1,410	$1.28	5d	1	0.50mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	15d	1	0.50mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	5d	1	0.50mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	44d	1	0.51mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	2d	15	0.52mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	15d	1	0.52mi
4329 Idaho Ave Unit B Kenner, LA	2.0	1.5	1120	$1,425	$1.27	22d	1	0.55mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	4d	1	0.57mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	44d	1	0.58mi
4245 Illinois Ave Kenner, LA	3.0	2.0	1720	$2,300	$1.34	44d	1	0.58mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	21d	1	0.59mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	44d	1	0.61mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	24d	1	0.62mi
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	5d	1	0.65mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	5d	1	0.69mi
913 Vouray Dr Unit C Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.69mi
909 Vouray Dr Unit c Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.70mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	44d	1	0.77mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	3d	2	0.77mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	2d	1	0.77mi
901 Sunset Blvd Kenner, LA	2.0	2.5	1219	$1,800	$1.48	5d	1	0.77mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $145,000 Active 29 DOM
2. 2026-06-17
   days on market $145,000 Active 28 DOM
3. 2026-06-16
   days on market $145,000 Active 27 DOM
4. 2026-06-15
   days on market $145,000 Active 26 DOM
5. 2026-06-13
   days on market $145,000 Active 24 DOM
6. 2026-06-10
   days on market $145,000 Active 21 DOM
7. 2026-06-09
   days on market $145,000 Active 20 DOM
8. 2026-06-08
   days on market $145,000 Active 19 DOM
9. 2026-06-07
   days on market $145,000 Active 18 DOM
10. 2026-06-03
    days on market $145,000 Active 14 DOM
11. 2026-06-02
    days on market $145,000 Active 13 DOM
12. 2026-06-01
    days on market $145,000 Active 12 DOM
13. 2026-05-31
    days on market $145,000 Active 11 DOM
14. 2026-05-20
    listed $145,000 Active 649-char remark

    Show marketing remark (649 chars)

    Step into this beautifully maintained condo on quiet 42nd Street. The bright, open layout welcomes you with great natural light and an easy flow that makes everyday life and entertaining feel seamless. Bedrooms are generously sized, and the home offers excellent storage throughout. Instead of a traditional yard, enjoy a private courtyard, perfect for morning coffee, container gardening, or relaxing outdoors with low maintenance. Whether you're a first-time buyer or looking to right-size, 1617 42nd offers the space, comfort, and value you've been searching for. Don't miss your chance to make it yours. Some photos have been digitally enhanced.

15. 2026-05-20
    listed $145,000 Active

    Show marketing remark (649 chars)

    Step into this beautifully maintained condo on quiet 42nd Street. The bright, open layout welcomes you with great natural light and an easy flow that makes everyday life and entertaining feel seamless. Bedrooms are generously sized, and the home offers excellent storage throughout. Instead of a traditional yard, enjoy a private courtyard, perfect for morning coffee, container gardening, or relaxing outdoors with low maintenance. Whether you're a first-time buyer or looking to right-size, 1617 42nd offers the space, comfort, and value you've been searching for. Don't miss your chance to make it yours. Some photos have been digitally enhanced.

16. 2016-07-15
    soldstatus $109,500 Sold 439-char remark

    Show marketing remark (439 chars)

    Clean and pristine condo ready to move in with your family. Open living room with high ceilings; tile floors; recessed lighting, cozy dining area, clean and bright kitchen with lots of counter space and cabinets; half bath downstairs; nice sized master bedroom with en suite bathroom; no carpet for easy maintenance; insulated windows! Private patio great for bbq’s; great storage; never flooded! Walking distance to Lakefront trail!

17. 2016-07-10
    status Under Contract 439-char remark

    Show marketing remark (439 chars)

    Clean and pristine condo ready to move in with your family. Open living room with high ceilings; tile floors; recessed lighting, cozy dining area, clean and bright kitchen with lots of counter space and cabinets; half bath downstairs; nice sized master bedroom with en suite bathroom; no carpet for easy maintenance; insulated windows! Private patio great for bbq’s; great storage; never flooded! Walking distance to Lakefront trail!

18. 2016-06-03
    historical Pending Continue to Show 439-char remark

    Show marketing remark (439 chars)

    Clean and pristine condo ready to move in with your family. Open living room with high ceilings; tile floors; recessed lighting, cozy dining area, clean and bright kitchen with lots of counter space and cabinets; half bath downstairs; nice sized master bedroom with en suite bathroom; no carpet for easy maintenance; insulated windows! Private patio great for bbq’s; great storage; never flooded! Walking distance to Lakefront trail!

19. 2016-04-29
    price $107,000 439-char remark

    Show marketing remark (439 chars)

    Clean and pristine condo ready to move in with your family. Open living room with high ceilings; tile floors; recessed lighting, cozy dining area, clean and bright kitchen with lots of counter space and cabinets; half bath downstairs; nice sized master bedroom with en suite bathroom; no carpet for easy maintenance; insulated windows! Private patio great for bbq’s; great storage; never flooded! Walking distance to Lakefront trail!

20. 2016-04-12
    listed $112,000 Active 439-char remark

    Show marketing remark (439 chars)

    Clean and pristine condo ready to move in with your family. Open living room with high ceilings; tile floors; recessed lighting, cozy dining area, clean and bright kitchen with lots of counter space and cabinets; half bath downstairs; nice sized master bedroom with en suite bathroom; no carpet for easy maintenance; insulated windows! Private patio great for bbq’s; great storage; never flooded! Walking distance to Lakefront trail!

21. 2016-04-12
    listed $107,000

    Show marketing remark (439 chars)

    Clean and pristine condo ready to move in with your family. Open living room with high ceilings; tile floors; recessed lighting, cozy dining area, clean and bright kitchen with lots of counter space and cabinets; half bath downstairs; nice sized master bedroom with en suite bathroom; no carpet for easy maintenance; insulated windows! Private patio great for bbq’s; great storage; never flooded! Walking distance to Lakefront trail!

22. 2016-01-11
    listed $112,000
23. 2015-06-11
    listed $114,000
24. 2014-10-10
    listed $119,000
25. 2012-04-23
    listed $119,999
26. 2009-05-22
    listed $129,500
27. 2004-08-21
    listed $119,500

ⓘ 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: $20,417
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$2,520
• − Depreciation: −$4,218
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,731/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

+21.3% since first listed

14 events — show timeline

• 2026-05-20 Listed $145,000 GSREIN
• 2026-05-20 Listed $145,000 AcadianaMLS
• 2016-07-15 Sold (MLS) $109,500 GSREIN
• 2016-07-10 Pending — GSREIN
• 2016-06-03 Contingent — GSREIN
• 2016-04-29 Price Changed $107,000 GSREIN
• 2016-04-12 Listed $112,000 GSREIN
• 2016-04-12 Listed $107,000 AcadianaMLS
• 2016-01-11 Listed $112,000 AcadianaMLS
• 2015-06-11 Listed $114,000 AcadianaMLS
• 2014-10-10 Listed $119,000 AcadianaMLS
• 2012-04-23 Listed $119,999 AcadianaMLS
• 2009-05-22 Listed $129,500 AcadianaMLS
• 2004-08-21 Listed $119,500 AcadianaMLS