2404 Kentucky Ave · Kenner, LA 70062

$190,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 43 Days on market

Built 1970 6,599 sqft lot $173/sqft · 14% below area Est $220k · 14% under

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +13.7/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Welcome to your next home or savvy investment property! Situated on a generous lot in a convenient Kenner location, this 3-bedroom cottage offers the perfect blend of indoor comfort and outdoor utility. Step inside to a bright, living space featuring zero carpet throughout. Perfect for easy maintenance, allergy sufferers, or pet owners, the durable flooring flows seamlessly from the living area into the three well-proportioned bedrooms. The layout is efficient and welcoming, ready for your personal touch. The true standout of this property is the massive backyard. Whether you're dreaming of a workshop, a garden oasis, or a pool, there is more than enough room to make it happen. Highly sought after Rear Yard Access! Bring your boat, RV, or trailer--the wide access makes storage and backyard projects a breeze. Located just minutes from Veterans Blvd and Williams Blvd, you are perfectly positioned for quick access to shopping, dining, parks, and more. Enjoy the quiet feel of Kentucky Ave while remaining close to the heart of the city. X FLOOD ZONE. ROOF 2021

Key facts

• Generous lot
• Rear yard access
• Massive backyard

Tags

• GENEROUS LOT
• MASSIVE BACKYARD
• REAR YARD ACCESS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO PARKS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: One-story brick property; Entry level: 1
• Construction: Brick construction; Shingle roof; Slab foundation; Built/lot details reported (lot size approximate)
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 110

Interior

• Kitchen: Oven; Range
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.8% below list).
• Recommended offer: $173k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: John Clancy/Joseph Maggiore Elementary School (math 10% / reading 26%, grade F, #472 of 646 statewide, top 74%, 547 students, 57% FRL); Tom Benson School (math 11% / reading 14%, grade F, #546 of 646 statewide, top 85%, 753 students, 60% FRL); Bonnabel Magnet Academy High School (math 12% / reading 21%, grade F, #214 of 265 statewide, top 81%, 1,478 students, 52% FRL).
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 91 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($51k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $190k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $173,255 (8.8% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $220,149
• List price: $190,000
• Delta: -13.69%
• 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
2403 Kentucky Ave	0.03mi	3/1.0	1,171 (+6%)	4mo	$130,000	$111	85
2216 Iowa Ave	0.27mi	3/1.0	1,100 (0%)	3mo	$170,000	$155	85
2521 Mississippi Ave	0.48mi	3/1.0	1,130 (+3%)	1mo	$220,000	$195	72
2032 Roosevelt Blvd	0.46mi	3/1.0	1,066 (-3%)	2mo	$192,500	$181	72
2525 Mississippi Ave	0.49mi	3/1.0	1,110 (+1%)	4mo	$225,000	$203	72
2608 Kansas Ave	0.28mi	2/1.0 (-1)	1,080 (-2%)	8mo	$210,000	$194	72
2113 Minnesota Ave	0.40mi	3/2.0	1,151 (+5%)	0mo	$260,000	$226	69
2012 Kansas Ave	0.48mi	3/2.0	1,070 (-3%)	0mo	$245,000	$229	69
2529 Michigan Ave	0.40mi	3/2.0	1,129 (+3%)	7mo	$259,900	$230	67
2135 Delaware Ave	0.65mi	2/1.0 (-1)	1,190 (+8%)	7mo	$110,000	$92	45
1108 Maine Ave	0.65mi	2/1.0 (-1)	940 (-14%)	3mo	$198,700	$211	38
1700 Michigan Ave	0.49mi	4/2.0 (+1)	1,260 (+14%)	8mo	$265,000	$210	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-18,402
• Equity at exit: $28,330

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-240
• Equity at exit: $16,428

Cash invested: $53,200 (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 70062

• Active inventory: 91
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$996
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $195

Break-even live

Break-even rent $1,485

Max offer price $190,000

Occupancy floor 84%

Sensitivity live

Price	-10% $303	-5% $249	+0% $195	+5% $142	+10% $88
Rent	-10% $59	-5% $127	+0% $195	+5% $264	+10% $332
Rate	-1.0pp $291	-0.5pp $244	base $195	+0.5pp $146	+1.0pp $96

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 Idaho Ave Kenner, LA	2.0	1.5	1200	$1,550	$1.29	25d	1	0.31mi
8817 25th St Metairie, LA	3.0	1.0	1390	$2,100	$1.51	6d	1	0.42mi
2013 Minnesota Ave Kenner, LA	4.0	2.0	1300	$2,000	$1.54	23d	1	0.44mi
1712 Michigan Ave Kenner, LA	3.0	1.0	1068	$1,900	$1.78	46d	1	0.48mi
2002 Georgia Ave Kenner, LA	2.0	1.0	720	$1,500	$2.08	5d	1	0.64mi
2002 Georgia Ave Kenner, LA	2.0	1.0	720	$1,500	$2.08	5d	1	0.64mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	16d	1	0.68mi
1913 Indiana Ave Kenner, LA	2.0	1.0	800	$995	$1.24	25d	1	0.71mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	5d	1	0.72mi
2916 Maine Ave Unit A Kenner, LA	2.0	1.5	975	$1,200	$1.23	25d	1	0.73mi
2127 Connecticut Ave Unit A Kenner, LA	3.0	2.0	1310	$2,000	$1.53	46d	1	0.73mi
1001 Maine Ave Kenner, LA	2.0	1.0	985	$1,600	$1.62	46d	1	0.74mi
1709 N Atlanta St Metairie, LA	3.0	1.5	1007	$1,800	$1.79	16d	1	0.75mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	16d	1	0.84mi
1711 Moisant St Kenner, LA	2.0	1.0	1097	$1,575	$1.44	6d	1	0.85mi
1217 N Cumberland St Metairie, LA	3.0	1.0	1022	$2,100	$2.05	6d	1	0.87mi
2606 Longwood Dr Metairie, LA	3.0	2.0	1200	$2,000	$1.67	25d	1	0.96mi
1308 Hudson St Kenner, LA	3.0	1.5	1000	$1,800	$1.80	0d	1	1.10mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	46d	1	1.11mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	46d	1	1.11mi
1311 Moisant St Kenner, LA	2.0	1.0	788	$1,650	$2.09	46d	1	1.12mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	25d	1	1.12mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	46d	1	1.12mi
2714 Tifton St Kenner, LA	3.0	2.0	1275	$1,800	$1.41	46d	1	1.17mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	25d	1	1.19mi
2723 Tifton Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	1.20mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	16d	1	1.21mi
2700 Helena St Kenner, LA	3.0	1.5	1355	$1,700	$1.25	46d	1	1.21mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	6d	1	1.21mi
2710 Helena St Kenner, LA	3.0	1.5	1400	$1,200	$0.86	16d	1	1.22mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	46d	1	1.22mi
2611 Augusta St Kenner, LA	3.0	2.0	1300	$1,900	$1.46	46d	1	1.26mi
6801 Veterans Blvd Metairie, LA	1.0–3.0	1.0–2.0	985	$1,701	$1.73	0d	27	1.26mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	46d	1	1.31mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	46d	1	1.37mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	6d	1	1.38mi
929 Compromise St Kenner, LA	2.0	1.0	1500	$1,400	$0.93	25d	1	1.39mi
927 Compromise St Unit A Kenner, LA	2.0	1.0	1300	$1,100	$0.85	25d	1	1.40mi
914 Compromise St Kenner, LA	2.0	1.0	805	$1,350	$1.68	5d	1	1.40mi
914 Compromise St Kenner, LA	2.0	1.0	805	$1,350	$1.68	5d	1	1.40mi

Listing history 20 events

1. 2026-06-21
   days on market $190,000 Active 43 DOM
2. 2026-06-18
   days on market $190,000 Active 40 DOM
3. 2026-06-17
   days on market $190,000 Active 39 DOM
4. 2026-06-16
   days on market $190,000 Active 38 DOM
5. 2026-06-15
   days on market $190,000 Active 37 DOM
6. 2026-06-13
   pricedays on market $190,000 Active 35 DOM
7. 2026-06-10
   days on market $200,000 Active 32 DOM
8. 2026-06-09
   days on market $200,000 Active 31 DOM
9. 2026-06-08
   days on market $200,000 Active 30 DOM
10. 2026-06-07
    days on market $200,000 Active 29 DOM
11. 2026-06-03
    days on market $200,000 Active 25 DOM
12. 2026-06-02
    days on market $200,000 Active 24 DOM
13. 2026-06-01
    days on market $200,000 Active 23 DOM
14. 2026-05-31
    days on market $200,000 Active 22 DOM
15. 2026-05-09
    listed $200,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    NEW PRICE! Welcome to your next home or savvy investment property! Situated on a generous lot in a convenient Kenner location, this 3-bedroom cottage offers the perfect blend of indoor comfort and outdoor utility. Step inside to a bright, living space featuring zero carpet throughout. Perfect for easy maintenance, allergy sufferers, or pet owners, the durable flooring flows seamlessly from the living area into the three well-proportioned bedrooms. The layout is efficient and welcoming, ready for your personal touch. The true standout of this property is the massive backyard. Whether you're dreaming of a workshop, a garden oasis, or a pool, there is more than enough room to make it happen. Highly sought after Rear Yard Access! Bring your boat, RV, or trailer--the wide access makes storage and backyard projects a breeze. Located just minutes from Veterans Blvd and Williams Blvd, you are perfectly positioned for quick access to shopping, dining, parks, and more. Enjoy the quiet feel of Kentucky Ave while remaining close to the heart of the city. X FLOOD ZONE. ROOF 2021

16. 2026-05-09
    listed $200,000 Active 1071-char remark

    Show marketing remark (1082 chars)

    NEW PRICE! Welcome to your next home or savvy investment property! Situated on a generous lot in a convenient Kenner location, this 3-bedroom cottage offers the perfect blend of indoor comfort and outdoor utility. Step inside to a bright, living space featuring zero carpet throughout. Perfect for easy maintenance, allergy sufferers, or pet owners, the durable flooring flows seamlessly from the living area into the three well-proportioned bedrooms. The layout is efficient and welcoming, ready for your personal touch. The true standout of this property is the massive backyard. Whether you're dreaming of a workshop, a garden oasis, or a pool, there is more than enough room to make it happen. Highly sought after Rear Yard Access! Bring your boat, RV, or trailer--the wide access makes storage and backyard projects a breeze. Located just minutes from Veterans Blvd and Williams Blvd, you are perfectly positioned for quick access to shopping, dining, parks, and more. Enjoy the quiet feel of Kentucky Ave while remaining close to the heart of the city. X FLOOD ZONE. ROOF 2021

17. 2000-10-01
    soldstatus $72,500
18. 2000-09-28
    soldstatus $72,500
19. 2000-06-27
    listed $79,900
20. 2000-06-27
    listed $79,900

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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: $20,791
• − Mortgage interest: −$10,643
• − Property taxes: −$1,173
• − Insurance: −$950
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$5,527
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,544/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): 17,771
• Household income: $51,477
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1082.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 37% Black 29% White 27% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 5%
• Foreign-born: 22% · Canada
• Languages at home: 66% English-only · Spanish 32% Other Indo-European 2%

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: ▼ -108.55%
• Current HPI: 105.3411
• Rent YoY: —
• 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

+137.8% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $190,000 AcadianaMLS
• 2026-06-11 Price Changed $190,000 GSREIN
• 2026-05-09 Listed $200,000 GSREIN
• 2026-05-09 Listed $200,000 AcadianaMLS
• 2000-10-01 Sold (Public Records) $72,500 Public Records
• 2000-09-28 Sold (MLS) $72,500 GSREIN
• 2000-06-27 Listed $79,900 AcadianaMLS
• 2000-06-27 Listed $79,900 GSREIN

Property tax history

+2.7%/yr

Latest (2025): $1,173 · -0.4% YoY. Source: county tax records.