3210 Arkansas Ave · Kenner, LA 70065

$115,000

2 bd · 1.0 ba · 750 sqft · SingleFamily · 85 Days on market

Built 1958 $153/sqft · 23% below area Est $150k · 23% under ↓ 8% since listing

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Great Investment Opportunity! This home offers 2 beds, 1 bath. The roof is only 3 years old, Electrical panel upgraded. Plenty of potential.

Key facts

• Parking
• Built 1958
• Listed 85 days

Tags

• ROOF IS ONLY 3 YEARS OLD
• ELECTRICAL PANEL UPGRADED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-4 ($-46/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (0.6% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% 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 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $149,556
• List price: $115,000
• Delta: -23.11%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3209 California Ave	0.03mi	2/1.0	715 (-5%)	10mo	$160,000	$224	82
3321 Connecticut Ave	0.22mi	2/1.0	720 (-4%)	3mo	$75,000	$104	80
1609 W Esplanade Ave	0.32mi	2/1.0	716 (-4%)	15mo	$150,000	$209	65
1615 W 31st St	0.27mi	3/1.0 (+1)	823 (+10%)	20mo	$135,000	$164	50

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: -21.3%
• Equity multiple: 0.29×
• Total profit: $-22,854
• Equity at exit: $17,147

10-year hold

• IRR: -30.7%
• Equity multiple: -0.10×
• Total profit: $-35,527
• Equity at exit: $9,943

Cash invested: $32,200 (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 70065

• Rents YoY: -4.2%
• Active inventory: 292
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-4

Break-even live

Break-even rent $1,440

Max offer price $114,320

Occupancy floor 95%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	4d	1	0.23mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.24mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	43d	1	0.57mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	43d	1	0.60mi
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	43d	1	0.93mi
2916 Maine Ave Unit A Kenner, LA	2.0	1.5	975	$1,200	$1.23	23d	1	1.02mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	1.06mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	43d	1	1.08mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	43d	1	1.15mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	43d	1	1.15mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	23d	1	1.16mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	43d	1	1.16mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	1.17mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	1.17mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	43d	1	1.20mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	23d	1	1.29mi
2625 Panama St Kenner, LA	2.0	1.0	930	$1,300	$1.40	2d	1	1.30mi
2150 42nd St Unit B113 Kenner, LA	1.0	1.0	851	$1,320	$1.55	4d	1	1.35mi
2150 42nd St Unit A305 Kenner, LA	1.0	1.0	899	$1,330	$1.48	43d	1	1.35mi
2150 42nd St Unit B316 Kenner, LA	2.0	2.0	1100	$1,410	$1.28	4d	1	1.35mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	14d	1	1.35mi
2150 42nd St Unit B211 Kenner, LA	1.0	1.0	899	$1,230	$1.37	14d	1	1.35mi
2150 42nd St Unit A301 Kenner, LA	2.0	2.0	1100	$1,395	$1.27	4d	1	1.35mi
2150 42nd St Unit A204 Kenner, LA	1.0	1.0	899	$1,270	$1.41	4d	1	1.35mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,200	$1.33	4d	1	1.45mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	43d	1	1.46mi
300 Duke Dr Unit 4 Kenner, LA	2.0	1.0	838	$1,200	$1.43	43d	1	1.49mi
300 Clemson Dr Kenner, LA	2.0	1.5	1025	$1,500	$1.46	14d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 85 DOM
2. 2026-06-17
   days on market $115,000 Active 84 DOM
3. 2026-06-16
   days on market $115,000 Active 83 DOM
4. 2026-06-15
   days on market $115,000 Active 82 DOM
5. 2026-06-13
   days on market $115,000 Active 80 DOM
6. 2026-06-10
   days on market $115,000 Active 77 DOM
7. 2026-06-09
   days on market $115,000 Active 76 DOM
8. 2026-06-08
   days on market $115,000 Active 75 DOM
9. 2026-06-07
   days on market $115,000 Active 74 DOM
10. 2026-06-03
    days on market $115,000 Active 70 DOM
11. 2026-06-02
    days on market $115,000 Active 69 DOM
12. 2026-06-01
    days on market $115,000 Active 68 DOM
13. 2026-05-31
    days on market $115,000 Active 67 DOM
14. 2026-03-25
    listed $115,000 Active 140-char remark

    Show marketing remark (140 chars)

    Great Investment Opportunity! This home offers 2 beds, 1 bath. The roof is only 3 years old, Electrical panel upgraded. Plenty of potential.

15. 2026-03-25
    listed $115,000 Active 140-char remark

    Show marketing remark (140 chars)

    Great Investment Opportunity! This home offers 2 beds, 1 bath. The roof is only 3 years old, Electrical panel upgraded. Plenty of potential.

16. 2025-12-12
    price $119,000
17. 2025-12-12
    price $119,000
18. 2025-10-06
    listed $125,000 Active

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,222
• − Mortgage interest: −$6,442
• − Property taxes: −$721
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,345
• Taxable loss: −$1,735
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $370/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

-8.0% since first listed

5 events — show timeline

• 2026-03-25 Listed $115,000 GSREIN
• 2026-03-25 Listed $115,000 AcadianaMLS
• 2025-12-12 Price Changed $119,000 AcadianaMLS
• 2025-12-12 Price Changed $119,000 GSREIN
• 2025-10-06 Listed $125,000 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $721 · -0.4% YoY. Source: county tax records.