4101 Delaware Ave #14 · Kenner, LA 70065

$118,000

2 bd · 1.5 ba · 1,044 sqft · Townhouse · 98 Days on market

Built 1980 1,302 sqft lot $113/sqft · 7% below area Est $126k · 7% under $275/mo HOA · 18% of rent

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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 +20.3/30.0
• ARV discount +10.5/15.0
• 1% rule +7.8/10.0
• DSCR +6.4/10.0
• 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

Great opportunity to buy in the heart of Kenner! This spacious townhouse offers 2 large bedrooms upstairs, an eat-in kitchen, a laundry room with space for a full-sized washer and dryer, and fresh paint throughout. The unit also features a private fenced patio and is conveniently located by the interstate, shopping, restaurants, and more.

Key facts

• Private fenced patio
• Laundry room
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LAUNDRY ROOM
• PRIVATE FENCED PATIO
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $107,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 6.5

CMA / ARV

• ARV (median comp): $126,373
• List price: $118,000
• Delta: -6.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4101 Delaware Ave #6	0.00mi	2/1.5	1,050 (+1%)	3mo	$113,000	$108	97
4101 Delaware Ave #17	0.00mi	2/1.5	1,044 (0%)	9mo	$106,700	$102	93
1635 Newport Pl #1	0.20mi	2/1.5	1,036 (-1%)	2mo	$104,000	$100	88
1725 Newport Pl #4	0.12mi	2/1.5	1,100 (+5%)	3mo	$105,000	$95	82
4105 Florida Ave Unit C	0.07mi	2/1.5	1,085 (+4%)	16mo	$97,000	$89	77
1621 Newport Pl #19	0.25mi	2/1.5	1,038 (-1%)	17mo	$107,000	$103	73
1645 42nd St Unit C	0.20mi	2/1.5	1,200 (+15%)	4mo	$108,000	$90	62
1628 Vintage Dr #16	0.23mi	2/1.5	1,127 (+8%)	23mo	$128,500	$114	56
57 Antigua Dr Unit A	0.57mi	2/1.5	1,150 (+10%)	7mo	$90,000	$78	51
49 Antigua Dr Unit C	0.61mi	2/1.5	1,150 (+10%)	10mo	$125,000	$109	46
61 Antigua Dr Unit C	0.55mi	2/1.5	1,136 (+9%)	22mo	$93,000	$82	41

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-13,805
• Equity at exit: $17,594

10-year hold

• IRR: -9.5%
• Equity multiple: 0.51×
• Total profit: $-16,106
• Equity at exit: $10,202

Cash invested: $33,040 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$619
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$49
• HOA: −$275
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $150

Break-even live

Break-even rent $1,316

Max offer price $118,000

Occupancy floor 85%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	43d	1	0.03mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	43d	1	0.03mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	43d	1	0.03mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	23d	1	0.03mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	43d	1	0.14mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.19mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.21mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.26mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	23d	1	0.26mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	43d	1	0.27mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.27mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	43d	1	0.27mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	43d	1	0.29mi
2150 42nd St Unit B211 Kenner, LA	1.0	1.0	899	$1,230	$1.37	14d	1	0.30mi
2150 42nd St Unit A204 Kenner, LA	1.0	1.0	899	$1,270	$1.41	4d	1	0.30mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	14d	1	0.30mi
2150 42nd St Unit B316 Kenner, LA	2.0	2.0	1100	$1,410	$1.28	4d	1	0.30mi
2150 42nd St Unit A301 Kenner, LA	2.0	2.0	1100	$1,395	$1.27	4d	1	0.30mi
2150 42nd St Unit B113 Kenner, LA	1.0	1.0	851	$1,320	$1.55	4d	1	0.30mi
2150 42nd St Unit A305 Kenner, LA	1.0	1.0	899	$1,330	$1.48	43d	1	0.30mi
4329 Idaho Ave Unit B Kenner, LA	2.0	1.5	1120	$1,425	$1.27	21d	1	0.42mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	2d	15	0.44mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	23d	1	0.52mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	23d	1	0.57mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	43d	1	0.58mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	43d	1	0.72mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	23d	1	0.73mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$1,700	$1.07	43d	1	0.75mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	0.77mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	43d	1	0.77mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	0.79mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	3d	1	0.85mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	43d	1	0.85mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.86mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	20d	1	0.87mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	43d	1	0.89mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	23d	1	0.90mi
1106 Joe Yenni Blvd Unit 129 Kenner, LA	1.0	1.0	1463	$1,595	$1.09	21d	1	0.97mi
913 Vouray Dr Unit C Kenner, LA	2.0	1.5	1200	$1,200	$1.00	43d	1	0.97mi
909 Vouray Dr Unit c Kenner, LA	2.0	1.5	1200	$1,200	$1.00	43d	1	0.98mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 29 events

1. 2026-06-18
   days on market $118,000 Active 98 DOM
2. 2026-06-17
   days on market $118,000 Active 97 DOM
3. 2026-06-16
   days on market $118,000 Active 96 DOM
4. 2026-06-15
   days on market $118,000 Active 95 DOM
5. 2026-06-13
   days on market $118,000 Active 93 DOM
6. 2026-06-10
   days on market $118,000 Active 90 DOM
7. 2026-06-09
   days on market $118,000 Active 89 DOM
8. 2026-06-08
   days on market $118,000 Active 88 DOM
9. 2026-06-07
   days on market $118,000 Active 87 DOM
10. 2026-06-03
    days on market $118,000 Active 83 DOM
11. 2026-06-02
    days on market $118,000 Active 82 DOM
12. 2026-06-01
    days on market $118,000 Active 81 DOM
13. 2026-05-31
    days on market $118,000 Active 80 DOM
14. 2026-05-12
    price $118,000 340-char remark

    Show marketing remark (340 chars)

    Great opportunity to buy in the heart of Kenner! This spacious townhouse offers 2 large bedrooms upstairs, an eat-in kitchen, a laundry room with space for a full-sized washer and dryer, and fresh paint throughout. The unit also features a private fenced patio and is conveniently located by the interstate, shopping, restaurants, and more.

15. 2026-05-12
    price $118,000 340-char remark

    Show marketing remark (340 chars)

    Great opportunity to buy in the heart of Kenner! This spacious townhouse offers 2 large bedrooms upstairs, an eat-in kitchen, a laundry room with space for a full-sized washer and dryer, and fresh paint throughout. The unit also features a private fenced patio and is conveniently located by the interstate, shopping, restaurants, and more.

16. 2026-03-12
    listed $130,000 Active 340-char remark

    Show marketing remark (340 chars)

    Great opportunity to buy in the heart of Kenner! This spacious townhouse offers 2 large bedrooms upstairs, an eat-in kitchen, a laundry room with space for a full-sized washer and dryer, and fresh paint throughout. The unit also features a private fenced patio and is conveniently located by the interstate, shopping, restaurants, and more.

17. 2026-03-12
    listed $130,000 Active 340-char remark

    Show marketing remark (340 chars)

    Great opportunity to buy in the heart of Kenner! This spacious townhouse offers 2 large bedrooms upstairs, an eat-in kitchen, a laundry room with space for a full-sized washer and dryer, and fresh paint throughout. The unit also features a private fenced patio and is conveniently located by the interstate, shopping, restaurants, and more.

18. 2026-03-03
    historical $1,250
19. 2026-03-03
    listed $1,250
20. 2025-09-12
    listed $130,000 Active
21. 2025-09-12
    listed $130,000 Active
22. 2007-04-30
    soldstatus $122,500
23. 2007-04-27
    soldstatus $123,500
24. 2007-03-22
    listed $119,000
25. 2007-03-22
    listed $119,000
26. 2003-12-19
    soldstatus $76,900
27. 2003-12-01
    soldstatus $76,900
28. 2003-01-02
    listed $76,900
29. 2003-01-02
    listed $76,900

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,076
• − Mortgage interest: −$6,610
• − Property taxes: −$1,161
• − Insurance: −$590
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − HOA: −$3,300
• − Depreciation: −$3,433
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,782/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

+53.4% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $118,000 AcadianaMLS
• 2026-05-12 Price Changed $118,000 GSREIN
• 2026-03-12 Listed $130,000 GSREIN
• 2026-03-12 Listed $130,000 AcadianaMLS
• 2026-03-03 Rental Removed $1,250 RAAMLS
• 2026-03-03 Listed for Rent $1,250 RAAMLS
• 2025-09-12 Listed $130,000 AcadianaMLS
• 2025-09-12 Listed $130,000 AcadianaMLS
• 2007-04-30 Sold (MLS) $122,500 GSREIN
• 2007-04-27 Sold (Public Records) $123,500 Public Records
• 2007-03-22 Listed $119,000 AcadianaMLS
• 2007-03-22 Listed $119,000 GSREIN
• 2003-12-19 Sold (MLS) $76,900 GSREIN
• 2003-12-01 Sold (Public Records) $76,900 Public Records
• 2003-01-02 Listed $76,900 AcadianaMLS
• 2003-01-02 Listed $76,900 GSREIN

Property tax history

+2.2%/yr

Latest (2025): $1,161 · -0.4% YoY. Source: county tax records.