29 Forstall Ave · Kenner, LA 70065

$200,000

3 bd · 2.0 ba · 1,991 sqft · SingleFamily · 1 Days on market

Built 1973 Est $358k · 44% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• 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

LAKEFRONT VALUE OPPORTUNITY! Situated in one of Kenner's most desirable Lakefront neighborhoods, this ALL BRICK Single Family Residence offers an exceptional opportunity for the savvy buyer to create immediate value. Positioned on an oversized 55' x 110' lot and complemented by a Detached 2 Vehicle Garage, this property possesses the solid fundamentals that are increasingly difficult to find at this price point. With 3 separate bedrooms, 2 FULL baths and approximately 1,991 square feet of living area, this is the ideal sized Single Story home!!<br><br> Surrounded by neighboring homes that commonly sell between the mid-$300,000s and low-$400,000s, this property presents an outstanding opportunity to update, personalize, and transform a well-built home into something truly special. While the home will benefit from cosmetic improvements and updating, the location, lot size, and all-brick construction provide a strong foundation for future appreciation.<br><br> The sellers have priced this property aggressively to reflect its current condition and facilitate a QUICK SALE. The property is being sold STRICTLY AS IS, with the sellers making NO REPAIRS or concessions.<br><br> Whether you are a CASH BUYER, investor, renovation specialist, or owner occupant looking to build equity through improvements, opportunities like this are becoming increasingly rare. Bring your vision, creativity, and finishing touches to unlock this home's full potential.<br><br> THIS IS TRULY A GOLDEN OPPORTUNITY to purchase in a highly sought-after Lakefront location at a price that allows room for improvement and future upside. Properties with this combination of location, lot size, garage space, and value potential do not last long.<br><br> This version emphasizes the upside potential without sounding distressed, which generally attracts stronger buyers and creates more competitive interest.

Key facts

• Strong foundation
• Oversized lot
• Garage

Tags

• OVERSIZED LOT
• DETACHED 2 VEHICLE GARAGE
• ALL-BRICK CONSTRUCTION
• STRONG FOUNDATION
• HIGHLY SOUGHT-AFTER LOCATION

Property features AI

Exterior

• Parking: Detached garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Lighting energy-efficient features
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Property condition: Average with cosmetic repairs, updated/remodeled
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Courtyard; Porch

Interior

• Kitchen: Granite counters; Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Carbon monoxide detector; Granite counters; Pull-down attic stairs; Window screens
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• 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.
• Market conditions: Rents falling (-4.2%/yr); 292 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $200,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.08% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $358,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Driftwood Blvd	0.03mi	4/2.5 (+1)	2,115 (+6%)	0mo	$330,000	$156	81
10 Gelpi Ave	0.22mi	3/2.0	1,857 (-7%)	2mo	$240,000	$129	77
5 Gelpi Ave	0.25mi	3/2.0	2,126 (+7%)	1mo	$385,000	$181	77
3920 Lake Trail Dr	0.29mi	3/2.0	1,857 (-7%)	2mo	$377,000	$203	74
4908 Pike Dr	0.65mi	3/2.0	1,931 (-3%)	1mo	$247,500	$128	64
3441 Tennessee Ave	0.35mi	3/2.0	1,770 (-11%)	2mo	$319,000	$180	63
3505 Lake Trail Dr	0.39mi	3/2.0	1,788 (-10%)	2mo	$360,000	$201	63
5204 Janice Ave	0.42mi	3/2.0	2,266 (+14%)	2mo	$447,000	$197	56
4512 Wade St	0.68mi	4/2.0 (+1)	2,105 (+6%)	2mo	$263,000	$125	52
3140 Texas Ave	0.70mi	3/2.0	1,785 (-10%)	2mo	$332,000	$186	49
3312 Lake Trail Dr	0.66mi	3/2.0	1,760 (-12%)	2mo	$270,000	$153	48
4709 Senac Dr	0.68mi	3/2.0	1,720 (-14%)	2mo	$220,000	$128	44

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-15,282
• Equity at exit: $29,821

10-year hold

• IRR: -2.3%
• Equity multiple: 0.87×
• Total profit: $-7,515
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $368

Break-even live

Break-even rent $1,688

Max offer price $200,000

Occupancy floor 78%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	23d	1	0.23mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.33mi
13 Emile Ave Kenner, LA	3.0	3.0	2100	$2,300	$1.10	23d	1	0.33mi
3600 Lake Trail Dr Kenner, LA	4.0	2.5	2600	$2,800	$1.08	4d	1	0.36mi
2 Schill Ave Kenner, LA	4.0	2.0	2026	$2,500	$1.23	4d	1	0.43mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.61mi
2150 42nd St Unit D226 Kenner, LA	2.0	2.0	1612	$1,820	$1.13	23d	1	0.70mi
4245 Illinois Ave Kenner, LA	3.0	2.0	1720	$2,300	$1.34	43d	1	0.72mi
3224 Massachusetts Ave Kenner, LA	4.0	2.0	2070	$2,750	$1.33	1d	1	0.73mi
7116 Wilty St Metairie, LA	3.0	2.0	1722	$2,300	$1.34	4d	1	0.77mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	14d	1	0.82mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	0.85mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	43d	1	0.86mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.93mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.97mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	0.98mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	3d	1	0.99mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	43d	1	0.99mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	1d	1	1.00mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	43d	1	1.00mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	2d	2	1.00mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	43d	1	1.04mi
4837 Academy Dr Metairie, LA	3.0	2.0	1834	$3,000	$1.64	23d	1	1.06mi
6508 Wilty St Metairie, LA	3.0	2.0	1300	$2,000	$1.54	23d	1	1.09mi
4908 Purdue Dr Metairie, LA	4.0	2.0	1846	$1,995	$1.08	4d	1	1.11mi
6301 Wilty St Metairie, LA	3.0	2.0	1340	$2,000	$1.49	3d	1	1.20mi
6501 Ithaca St Metairie, LA	3.0	2.0	2400	$2,900	$1.21	43d	1	1.22mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	43d	1	1.28mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	1.28mi
4312 Tartan Dr Metairie, LA	4.0	2.0	1500	$2,150	$1.43	23d	1	1.30mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	23d	1	1.42mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	43d	1	1.43mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	43d	1	1.43mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	1.45mi
973 Tavel Dr Kenner, LA	3.0	3.0	2400	$3,000	$1.25	2d	1	1.47mi
6217 Leslie St Metairie, LA	3.0	1.0	1300	$1,800	$1.38	44d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (1892 chars)

   LAKEFRONT VALUE OPPORTUNITY! Situated in one of Kenner's most desirable Lakefront neighborhoods, this ALL BRICK Single Family Residence offers an exceptional opportunity for the savvy buyer to create immediate value. Positioned on an oversized 55' x 110' lot and complemented by a Detached 2 Vehicle Garage, this property possesses the solid fundamentals that are increasingly difficult to find at this price point. With 3 separate bedrooms, 2 FULL baths and approximately 1,991 square feet of living area, this is the ideal sized Single Story home!!<br><br> Surrounded by neighboring homes that commonly sell between the mid-$300,000s and low-$400,000s, this property presents an outstanding opportunity to update, personalize, and transform a well-built home into something truly special. While the home will benefit from cosmetic improvements and updating, the location, lot size, and all-brick construction provide a strong foundation for future appreciation.<br><br> The sellers have priced this property aggressively to reflect its current condition and facilitate a QUICK SALE. The property is being sold STRICTLY AS IS, with the sellers making NO REPAIRS or concessions.<br><br> Whether you are a CASH BUYER, investor, renovation specialist, or owner occupant looking to build equity through improvements, opportunities like this are becoming increasingly rare. Bring your vision, creativity, and finishing touches to unlock this home's full potential.<br><br> THIS IS TRULY A GOLDEN OPPORTUNITY to purchase in a highly sought-after Lakefront location at a price that allows room for improvement and future upside. Properties with this combination of location, lot size, garage space, and value potential do not last long.<br><br> This version emphasizes the upside potential without sounding distressed, which generally attracts stronger buyers and creates more competitive interest.

2. 2026-06-17
   listed $200,000 Active 1 DOM

   Show marketing remark (1892 chars)

   LAKEFRONT VALUE OPPORTUNITY! Situated in one of Kenner's most desirable Lakefront neighborhoods, this ALL BRICK Single Family Residence offers an exceptional opportunity for the savvy buyer to create immediate value. Positioned on an oversized 55' x 110' lot and complemented by a Detached 2 Vehicle Garage, this property possesses the solid fundamentals that are increasingly difficult to find at this price point. With 3 separate bedrooms, 2 FULL baths and approximately 1,991 square feet of living area, this is the ideal sized Single Story home!!<br><br> Surrounded by neighboring homes that commonly sell between the mid-$300,000s and low-$400,000s, this property presents an outstanding opportunity to update, personalize, and transform a well-built home into something truly special. While the home will benefit from cosmetic improvements and updating, the location, lot size, and all-brick construction provide a strong foundation for future appreciation.<br><br> The sellers have priced this property aggressively to reflect its current condition and facilitate a QUICK SALE. The property is being sold STRICTLY AS IS, with the sellers making NO REPAIRS or concessions.<br><br> Whether you are a CASH BUYER, investor, renovation specialist, or owner occupant looking to build equity through improvements, opportunities like this are becoming increasingly rare. Bring your vision, creativity, and finishing touches to unlock this home's full potential.<br><br> THIS IS TRULY A GOLDEN OPPORTUNITY to purchase in a highly sought-after Lakefront location at a price that allows room for improvement and future upside. Properties with this combination of location, lot size, garage space, and value potential do not last long.<br><br> This version emphasizes the upside potential without sounding distressed, which generally attracts stronger buyers and creates more competitive interest.

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $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 8/10 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: $25,850
• − Mortgage interest: −$11,203
• − Property taxes: −$1,622
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$5,818
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $4,110/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

+48.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $200,000 AcadianaMLS
• 2026-06-17 Listed $200,000 GSREIN
• 2011-09-16 Sold (Public Records) $135,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,622 · -0.4% YoY. Source: county tax records.