668 Cameron Ct · Kenner, LA 70065

$230,000

4 bd · 2.0 ba · 1,449 sqft · SingleFamily · 24 Days on market

Built 1972 Est $210k · 9% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• ARV discount +3.2/15.0
• 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 cozy 4-bedroom, 2-bath home in the Holly Heights Subdivision features a spacious open kitchen with an adjoining dining area that flows into a large living room. French doors lead to a covered patio, and the home includes convenient inside laundry. Located just minutes from shopping, schools, hospitals, and major interstates, this home provides easy access to everyday conveniences."

Key facts

• Easy access
• Dining area
• Covered patio

Tags

• OPEN KITCHEN
• DINING AREA
• COVERED PATIO
• INSIDE LAUNDRY
• EASY ACCESS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick
• Exterior features: Covered porch/patio; Shed(s); City lot; Rectangular lot (50 x 100)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 6 total rooms; Average condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $193k (16.0% below list).
• Recommended offer: $193k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: A.C. Alexander School (math 26% / reading 39%, grade F, #300 of 646 statewide, top 47%, 680 students, 59% 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).
• Market conditions: Rents falling (-4.2%/yr); 294 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $115k; list at $230k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $193,274 (16.0% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $210,105
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3244 Continental Dr	0.17mi	3/2.0 (-1)	1,472 (+2%)	1mo	$214,000	$145	84
3287 Chateau Blvd	0.17mi	3/2.0 (-1)	1,434 (-1%)	3mo	$269,900	$188	83
1215 31 Street St	0.53mi	4/2.0	1,415 (-2%)	2mo	$120,000	$85	70
3141 Ohio St	0.56mi	3/2.0 (-1)	1,450 (+0%)	2mo	$182,000	$126	67
845 Dolphin Ct	0.25mi	4/2.0	1,616 (+12%)	5mo	$287,000	$178	65
2 Bradley Pl	0.52mi	3/2.0 (-1)	1,378 (-5%)	4mo	$275,900	$200	59
648 Mayfair Ln	0.42mi	4/2.0	1,285 (-11%)	3mo	$180,000	$140	58
717 Mayfair Ln	0.40mi	3/2.0 (-1)	1,303 (-10%)	2mo	$265,000	$203	58
25 Furman Cir	0.72mi	3/2.0 (-1)	1,500 (+4%)	5mo	$229,000	$153	51
361 W Louisiana State St	0.64mi	3/1.5 (-1)	1,350 (-7%)	1mo	$196,000	$145	51
822 Veterans Blvd	0.55mi	3/1.5 (-1)	1,275 (-12%)	2mo	$125,000	$98	46
204 Johns Hopkins Dr	0.70mi	3/1.5 (-1)	1,550 (+7%)	4mo	$89,000	$57	46

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-34,773
• Equity at exit: $34,294

10-year hold

• IRR: -12.6%
• Equity multiple: 0.35×
• Total profit: $-41,908
• Equity at exit: $19,886

Cash invested: $64,400 (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: 294
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $130

Break-even live

Break-even rent $1,769

Max offer price $230,000

Occupancy floor 88%

Sensitivity live

Price	-10% $260	-5% $195	+0% $130	+5% $64	+10% $-1
Rent	-10% $-23	-5% $53	+0% $130	+5% $206	+10% $282
Rate	-1.0pp $245	-0.5pp $188	base $130	+0.5pp $70	+1.0pp $9

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3128 Huntsville St Kenner, LA	3.0	1.5	1047	$1,500	$1.43	0d	1	0.15mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	46d	1	0.40mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	46d	1	0.44mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	26d	1	0.51mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,200	$1.33	6d	1	0.56mi
2752 Jasper St Unit A Kenner, LA	3.0	1.5	1400	$1,450	$1.04	46d	1	0.58mi
2755 Huntsville St Apt C Kenner, LA	3.0	2.0	1216	$1,475	$1.21	0d	1	0.58mi
2755 Huntsville St Unit B Kenner, LA	3.0	1.5	1500	$1,650	$1.10	46d	1	0.58mi
2759 Albany St Unit B Kenner, LA	3.0	2.0	1250	$1,500	$1.20	46d	1	0.59mi
2755 Albany St Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	46d	1	0.60mi
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	5d	1	0.63mi
2723 Tifton Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	26d	1	0.73mi
2710 Helena St Kenner, LA	3.0	1.5	1400	$1,200	$0.86	16d	1	0.75mi
2714 Tifton St Kenner, LA	3.0	2.0	1275	$1,800	$1.41	46d	1	0.76mi
511 27th St Kenner, LA	3.0	2.0	1200	$1,575	$1.31	6d	1	0.77mi
2700 Helena St Kenner, LA	3.0	1.5	1355	$1,700	$1.25	46d	1	0.77mi
2838 Kingston St Unit A Kenner, LA	3.0	1.5	1500	$1,600	$1.07	6d	1	0.77mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	46d	1	0.78mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	46d	1	0.78mi
2617 Phoenix St Kenner, LA	3.0	2.0	1350	$1,800	$1.33	46d	1	0.79mi
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,475	$1.05	0d	1	0.81mi
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,400	$1.00	26d	1	0.81mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	46d	1	0.84mi
2611 Augusta St Kenner, LA	3.0	2.0	1300	$1,900	$1.46	46d	1	0.85mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	4d	1	0.88mi
129 Auburn Pl Kenner, LA	3.0	2.0	1200	$1,800	$1.50	4d	1	0.88mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	5d	2	0.89mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	4d	1	0.89mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	46d	1	0.89mi
135 27th St Kenner, LA	3.0	2.0	1205	$1,200	$1.00	6d	1	0.98mi
2604 Richland St Unit 1 Kenner, LA	3.0	2.0	1442	$1,500	$1.04	6d	1	1.02mi
2611 Richland St Kenner, LA	3.0	2.5	1443	$2,200	$1.52	4d	1	1.03mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	6d	1	1.03mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	6d	1	1.14mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	22d	1	1.40mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	5d	1	1.48mi

Listing history 15 events

1. 2026-06-22
   days on market $230,000 Active 24 DOM
2. 2026-06-21
   days on market $230,000 Active 23 DOM
3. 2026-06-18
   days on market $230,000 Active 20 DOM
4. 2026-06-17
   days on market $230,000 Active 19 DOM
5. 2026-06-16
   days on market $230,000 Active 18 DOM
6. 2026-06-15
   days on market $230,000 Active 17 DOM
7. 2026-06-13
   days on market $230,000 Active 15 DOM
8. 2026-06-10
   days on market $230,000 Active 12 DOM
9. 2026-06-09
   days on market $230,000 Active 11 DOM
10. 2026-06-08
    days on market $230,000 Active 10 DOM
11. 2026-06-07
    days on market $230,000 Active 9 DOM
12. 2026-06-03
    days on market $230,000 Active 5 DOM
13. 2026-06-02
    days on market $230,000 Active 4 DOM
14. 2026-06-01
    days on market $230,000 Active 3 DOM
15. 2026-05-31
    days on market $230,000 Active 2 DOM

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$121/yr (+$10/mo · 10.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,193
• − Mortgage interest: −$12,884
• − Property taxes: −$1,144
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,691
• Taxable loss: −$2,387
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $2,127/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

+119.0% since first listed

6 events — show timeline

• 2026-05-29 Listed $230,000 AcadianaMLS
• 2026-05-29 Listed $230,000 GSREIN
• 2004-08-01 Sold (Public Records) $115,000 Public Records
• 2000-01-28 Sold (MLS) $97,000 GSREIN
• 1999-08-07 Listed $105,000 AcadianaMLS
• 1999-08-07 Listed $105,000 GSREIN

Property tax history

+1.3%/yr

Latest (2025): $1,144 · -0.4% YoY. Source: county tax records.