712-714 Hanson Pl · Kenner, LA 70062

$245,000

4 bd · 2.0 ba · 1,565 sqft · MultiFamily · 17 Days on market

Built 1943 7,501 sqft lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention savvy investors seeking long-term growth or owner-occupants looking to live in one unit while generating rental income from the other. Exceptional investment opportunity in a high-demand area! This duplex sits on an oversized fenced lot and features a unique combination of one conventional style unit and one shotgun-style unit, offering flexibility for a variety of living arrangements. One side has been renovated and showcases beautiful countertops, a new water heater, and updated finishes, while the other unit presents an excellent value-add opportunity for renovation and customization. Both units are equipped with central A/C, and major improvements have already been completed, including plumbing and electrical wiring updated within the last two years. Currently income-producing with rents below market value, this property offers immediate cash flow and strong upside potential. The expansive fenced yard and oversized lot provide additional outdoor space with endless possibilities. A large shed adds valuable storage and functionality. Buyer to verify zoning and intended use. Don't miss this versatile property with unlimited potential.

Key facts

• Updated finishes
• New water heater
• Central a/c

Tags

• OVERSIZED FENCED LOT
• RENOVATED UNIT
• BEAUTIFUL COUNTERTOPS
• NEW WATER HEATER
• UPDATED FINISHES
• CENTRAL A/C

Property features AI

Finance

• Financial info: Unit 714 rent: $800; Unit 712 rent: $1,000; Total units: 2

Exterior

• Parking: Off-street parking; Two to three-plus spaces available; Room for boat and RV parking
• Utilities: Public water; Public sewer
• Home design: Single-story multifamily building (2 units); Shingle roof; Raised foundation
• Construction: Shingle roof; Raised foundation
• Exterior features: Fenced yard; City lot; Oversized lot; Lot dimensions approximately 100 x 75

Interior

• Bedrooms: Unit 714: 2 bedrooms; Unit 712: 2 bedrooms
• Bathrooms: Unit 714: 1 full bathroom; Unit 712: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window AC units
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive. Per door: $230/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Airline Park Academy For Advanced Studies (math 92% / reading 92%, grade A+, #3 of 646 statewide, top 0%, 418 students, 16% FRL); Bonnabel Magnet Academy High School (math 12% / reading 21%, grade F, #214 of 265 statewide, top 81%, 1,478 students, 52% FRL) — zoned schools average 34% FRL vs 70% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 29% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Jefferson Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 91 active listings in the ZIP; 10 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).
• At $2,594/mo this rent would consume 60% of the median local household income ($51k/yr) (locally 1082% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 17 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $160k; list at $245k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,325 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1943 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-10,394
• Equity at exit: $36,530

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $28,616
• Equity at exit: $21,183

Cash invested: $68,600 (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 70062

• Active inventory: 91
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,594 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $461

Break-even live

Break-even rent $2,011

Max offer price $245,000

Occupancy floor 77%

Sensitivity live

Price	-10% $599	-5% $530	+0% $461	+5% $391	+10% $322
Rent	-10% $256	-5% $358	+0% $461	+5% $563	+10% $665
Rate	-1.0pp $584	-0.5pp $523	base $461	+0.5pp $397	+1.0pp $332

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,594
Total (2 units)			$2,594

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	1.40mi
2617 Phoenix St Kenner, LA	3.0	2.0	1350	$1,800	$1.33	45d	1	1.43mi
2604 Richland St Unit 1 Kenner, LA	3.0	2.0	1442	$1,500	$1.04	5d	1	1.44mi
2611 Richland St Kenner, LA	3.0	2.5	1443	$2,200	$1.52	3d	1	1.45mi
2127 Connecticut Ave Unit A Kenner, LA	3.0	2.0	1310	$2,000	$1.53	45d	1	1.46mi
135 27th St Kenner, LA	3.0	2.0	1205	$1,200	$1.00	5d	1	1.47mi
511 27th St Kenner, LA	3.0	2.0	1200	$1,575	$1.31	5d	1	1.47mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	45d	1	1.49mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	45d	1	1.49mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	25d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $245,000 Active 17 DOM
2. 2026-06-18
   days on market $245,000 Active 14 DOM
3. 2026-06-17
   days on market $245,000 Active 13 DOM
4. 2026-06-16
   days on market $245,000 Active 12 DOM
5. 2026-06-15
   days on market $245,000 Active 11 DOM
6. 2026-06-13
   days on market $245,000 Active 9 DOM
7. 2026-06-10
   days on market $245,000 Active 6 DOM
8. 2026-06-09
   days on market $245,000 Active 5 DOM
9. 2026-06-08
   days on market $245,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $245,000 Active 3 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: $1,625 · $135/mo
• Projected year-2 tax: $1,625 · $135/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 7/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $31,128
• − Mortgage interest: −$13,724
• − Property taxes: −$1,625
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$7,127
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $5,131/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

+600.0% since first listed

9 events — show timeline

• 2026-06-03 Listed $245,000 AcadianaMLS
• 2026-06-03 Listed $245,000 GSREIN
• 2024-06-03 Sold (Public Records) $160,000 Public Records
• 2024-05-31 Sold (MLS) $160,000 GSREIN
• 2024-04-04 Contingent — GSREIN
• 2023-10-19 Listed $185,000 AcadianaMLS
• 2023-10-19 Listed $185,000 GSREIN
• 2023-08-16 Listed $199,000 AcadianaMLS
• 1981-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,625 · +21.5% YoY. Source: county tax records.