86 Gelpi Ave · Kenner, LA 70065

$200,000

3 bd · 2.0 ba · 1,850 sqft · SingleFamily

Built 1986 6,098 sqft lot Est $333k · 40% under

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• 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

Opportunity awaits with this brick ranch home located on a quiet street in the heart of Kenner. Featuring 3 bedrooms and 2 bathrooms, this property offers a spacious layout and solid bones, ready for someone to bring their vision to life. The home features classic curb appeal with a red brick exterior, arched front windows, mature landscaping, and a large front yard. Inside, the property is in need of significant renovations and updates, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own taste. Conveniently located near schools, shopping, restaurants, and major roadways. With the right improvements, this property has strong potential and could truly shine once again.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1986

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 $385 ($5k/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 9.0% 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.
• Market conditions: Rents falling (-4.2%/yr); 292 active listings in the ZIP; 39 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 37% 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 0 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.

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $333,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Lake Trail Dr	0.22mi	3/2.0	1,857 (+0%)	2mo	$377,000	$203	87
10 Gelpi Ave	0.34mi	3/2.0	1,857 (+0%)	2mo	$240,000	$129	82
48 Lucaya Dr	0.16mi	3/2.0	1,732 (-6%)	3mo	$255,000	$147	80
3505 Lake Trail Dr	0.54mi	3/2.0	1,788 (-3%)	2mo	$360,000	$201	67
3441 Tennessee Ave	0.51mi	3/2.0	1,770 (-4%)	2mo	$319,000	$180	67
5512 David Dr	0.61mi	3/2.5	1,785 (-4%)	3mo	$312,880	$175	61
5332 David Dr	0.42mi	3/2.0	1,650 (-11%)	3mo	$290,000	$176	60
54 Driftwood Blvd	0.19mi	4/2.5 (+1)	2,115 (+14%)	0mo	$330,000	$156	60
4908 Pike Dr	0.71mi	3/2.0	1,931 (+4%)	2mo	$247,500	$128	58
5 Gelpi Ave	0.36mi	3/2.0	2,126 (+15%)	1mo	$385,000	$181	58
4608 Janice Ave	0.53mi	3/2.0	2,080 (+12%)	3mo	$423,000	$203	52
4917 Pike Dr	0.74mi	3/2.0	1,705 (-8%)	3mo	$395,000	$232	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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-14,024
• Equity at exit: $29,821

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,429
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $385

Break-even live

Break-even rent $1,601

Max offer price $200,000

Occupancy floor 77%

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 39 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	24d	1	0.21mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.43mi
13 Emile Ave Kenner, LA	3.0	3.0	2100	$2,300	$1.10	24d	1	0.48mi
3600 Lake Trail Dr Kenner, LA	4.0	2.5	2600	$2,800	$1.08	4d	1	0.49mi
2150 42nd St Unit D226 Kenner, LA	2.0	2.0	1612	$1,820	$1.13	24d	1	0.55mi
2 Schill Ave Kenner, LA	4.0	2.0	2026	$2,500	$1.23	4d	1	0.57mi
4245 Illinois Ave Kenner, LA	3.0	2.0	1720	$2,300	$1.34	44d	1	0.57mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.72mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.73mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.80mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	0.82mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.84mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.85mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.86mi
3224 Massachusetts Ave Kenner, LA	4.0	2.0	2070	$2,750	$1.33	2d	1	0.88mi
7116 Wilty St Metairie, LA	3.0	2.0	1722	$2,300	$1.34	4d	1	0.91mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	14d	1	0.95mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	3d	2	0.97mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	2d	1	0.97mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	44d	1	0.97mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	44d	1	1.00mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	3d	1	1.11mi
4837 Academy Dr Metairie, LA	3.0	2.0	1834	$3,000	$1.64	24d	1	1.13mi
4908 Purdue Dr Metairie, LA	4.0	2.0	1846	$1,995	$1.08	4d	1	1.18mi
6508 Wilty St Metairie, LA	3.0	2.0	1300	$2,000	$1.54	24d	1	1.22mi
6301 Wilty St Metairie, LA	3.0	2.0	1340	$2,000	$1.49	3d	1	1.32mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	1.34mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	1.34mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	1.34mi
6501 Ithaca St Metairie, LA	3.0	2.0	2400	$2,900	$1.21	44d	1	1.35mi
973 Tavel Dr Kenner, LA	3.0	3.0	2400	$3,000	$1.25	3d	1	1.35mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	1.38mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	44d	1	1.41mi
4312 Tartan Dr Metairie, LA	4.0	2.0	1500	$2,150	$1.43	24d	1	1.41mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	44d	1	1.42mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	3d	1	1.44mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	24d	1	1.45mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	20d	1	1.46mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	24d	1	1.48mi

Listing history 4 events

1. 2026-05-21
   listed $200,000

   Show marketing remark (733 chars)

   Opportunity awaits with this brick ranch home located on a quiet street in the heart of Kenner. Featuring 3 bedrooms and 2 bathrooms, this property offers a spacious layout and solid bones, ready for someone to bring their vision to life. The home features classic curb appeal with a red brick exterior, arched front windows, mature landscaping, and a large front yard. Inside, the property is in need of significant renovations and updates, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own taste. Conveniently located near schools, shopping, restaurants, and major roadways. With the right improvements, this property has strong potential and could truly shine once again.

2. 2026-05-21
   historical

   Show marketing remark (733 chars)

   Opportunity awaits with this brick ranch home located on a quiet street in the heart of Kenner. Featuring 3 bedrooms and 2 bathrooms, this property offers a spacious layout and solid bones, ready for someone to bring their vision to life. The home features classic curb appeal with a red brick exterior, arched front windows, mature landscaping, and a large front yard. Inside, the property is in need of significant renovations and updates, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own taste. Conveniently located near schools, shopping, restaurants, and major roadways. With the right improvements, this property has strong potential and could truly shine once again.

3. 2026-05-21
   listed $200,000 733-char remark

   Show marketing remark (733 chars)

   Opportunity awaits with this brick ranch home located on a quiet street in the heart of Kenner. Featuring 3 bedrooms and 2 bathrooms, this property offers a spacious layout and solid bones, ready for someone to bring their vision to life. The home features classic curb appeal with a red brick exterior, arched front windows, mature landscaping, and a large front yard. Inside, the property is in need of significant renovations and updates, making it an ideal opportunity for investors, renovators, or buyers looking to customize a home to their own taste. Conveniently located near schools, shopping, restaurants, and major roadways. With the right improvements, this property has strong potential and could truly shine once again.

4. 1979-12-01
   soldstatus

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$303/yr (+$25/mo · 38.0%)

ⓘ 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: $25,070
• − Mortgage interest: −$11,203
• − Property taxes: −$797
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$5,818
• Taxable income: $1,443
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $4,279/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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $200,000 AcadianaMLS
• 2026-05-21 Listing Removed — GSREIN
• 2026-05-21 Listed $200,000 GSREIN
• 1979-12-01 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $797 · -0.4% YoY. Source: county tax records.