4312 Georgia Ave Unit A · Kenner, LA 70065

$115,000

2 bd · 1.5 ba · 1,100 sqft · Condo · 343 Days on market

Built 1979 $105/sqft · at area comps Est $116k · at est. $250/mo HOA · 17% of rent

---

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 +20.0/30.0
• 1% rule +8.1/10.0
• ARV discount +7.9/15.0
• DSCR +6.3/10.0
• 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

Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

Key facts

• $250 HOA
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 343 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 343 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.31% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

• ARV (median comp): $116,077
• List price: $115,000
• Delta: -0.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-13,853
• Equity at exit: $17,147

10-year hold

• IRR: -10.3%
• Equity multiple: 0.48×
• Total profit: $-16,754
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$250
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $141

Break-even live

Break-even rent $1,322

Max offer price $115,000

Occupancy floor 86%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4329 Idaho Ave Unit B Kenner, LA	2.0	1.5	1120	$1,425	$1.27	21d	1	0.05mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	2d	15	0.11mi
2150 42nd St Unit A204 Kenner, LA	1.0	1.0	899	$1,270	$1.41	4d	1	0.12mi
2150 42nd St Unit B316 Kenner, LA	2.0	2.0	1100	$1,410	$1.28	4d	1	0.12mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	14d	1	0.12mi
2150 42nd St Unit A301 Kenner, LA	2.0	2.0	1100	$1,395	$1.27	4d	1	0.12mi
2150 42nd St Unit A305 Kenner, LA	1.0	1.0	899	$1,330	$1.48	44d	1	0.12mi
2150 42nd St Unit B113 Kenner, LA	1.0	1.0	851	$1,320	$1.55	4d	1	0.12mi
2150 42nd St Unit B211 Kenner, LA	1.0	1.0	899	$1,230	$1.37	14d	1	0.12mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	24d	1	0.18mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	44d	1	0.19mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	44d	1	0.34mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	24d	1	0.34mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.35mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	44d	1	0.36mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	44d	1	0.36mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.47mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	24d	1	0.47mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.52mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.52mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.53mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.54mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.54mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	24d	1	0.75mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	44d	1	0.77mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	24d	1	0.87mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	44d	1	0.90mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	0.96mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	3d	1	0.97mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	0.98mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	44d	1	1.01mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	20d	1	1.01mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	24d	1	1.03mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	44d	1	1.04mi
1106 Joe Yenni Blvd Unit 129 Kenner, LA	1.0	1.0	1463	$1,595	$1.09	21d	1	1.05mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	1.05mi
913 Vouray Dr Unit C Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	1.10mi
909 Vouray Dr Unit c Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	1.11mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$1,700	$1.07	44d	1	1.12mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	44d	1	1.14mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $115,000 Active 343 DOM
2. 2026-06-17
   days on market $115,000 Active 342 DOM
3. 2026-06-16
   days on market $115,000 Active 341 DOM
4. 2026-06-15
   days on market $115,000 Active 340 DOM
5. 2026-06-13
   days on market $115,000 Active 338 DOM
6. 2026-06-10
   days on market $115,000 Active 335 DOM
7. 2026-06-09
   days on market $115,000 Active 334 DOM
8. 2026-06-08
   days on market $115,000 Active 333 DOM
9. 2026-06-07
   days on market $115,000 Active 332 DOM
10. 2026-06-03
    days on market $115,000 Active 328 DOM
11. 2026-06-02
    days on market $115,000 Active 327 DOM
12. 2026-06-01
    days on market $115,000 Active 326 DOM
13. 2026-05-31
    days on market $115,000 Active 325 DOM
14. 2026-03-26
    price $115,000 254-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

15. 2026-03-26
    price $115,000 255-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

16. 2026-02-20
    status Active 254-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

17. 2026-02-20
    status Active 255-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

18. 2026-02-11
    status Pending 254-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

19. 2026-02-11
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

20. 2025-08-12
    price $125,000 254-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

21. 2025-08-12
    price $125,000 255-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

22. 2025-06-30
    listed $130,000 Active 254-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

23. 2025-06-30
    listed $130,000 Active 255-char remark

    Show marketing remark (255 chars)

    Must see, Condo for sale!!! This 2 Bedroom 1/2 Bathroom well maintained brick end unit features central A/C and a private patio located walking distance to lake Pontchartrain , casino, grocery stores and restaurants. Call me Today! For a private showing.

24. 2022-07-29
    soldstatus $102,500 Closed
25. 2022-07-07
    status Pending
26. 2022-06-20
    price $110,000
27. 2022-05-17
    listed $110,000
28. 2022-05-17
    listed $120,000 Active
29. 2018-09-14
    soldstatus $71,500 Sold
30. 2018-08-29
    historical Pending Continue to Show
31. 2018-07-17
    listed $74,900 Active
32. 2018-07-17
    listed $74,900
33. 2009-08-21
    soldstatus $93,000
34. 2008-10-27
    listed $99,900
35. 2008-10-27
    listed $99,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,017
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − HOA: −$3,000
• − Depreciation: −$3,345
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,686/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

+15.1% since first listed

22 events — show timeline

• 2026-03-26 Price Changed $115,000 AcadianaMLS
• 2026-03-26 Price Changed $115,000 GSREIN
• 2026-02-20 Relisted — AcadianaMLS
• 2026-02-20 Relisted — GSREIN
• 2026-02-11 Pending — AcadianaMLS
• 2026-02-11 Pending — GSREIN
• 2025-08-12 Price Changed $125,000 AcadianaMLS
• 2025-08-12 Price Changed $125,000 GSREIN
• 2025-06-30 Listed $130,000 GSREIN
• 2025-06-30 Listed $130,000 AcadianaMLS
• 2022-07-29 Sold (MLS) $102,500 GSREIN
• 2022-07-07 Pending — GSREIN
• 2022-06-20 Price Changed $110,000 GSREIN
• 2022-05-17 Listed $120,000 GSREIN
• 2022-05-17 Listed $110,000 AcadianaMLS
• 2018-09-14 Sold (MLS) $71,500 GSREIN
• 2018-08-29 Contingent — GSREIN
• 2018-07-17 Listed $74,900 AcadianaMLS
• 2018-07-17 Listed $74,900 GSREIN
• 2009-08-21 Sold (MLS) $93,000 GSREIN
• 2008-10-27 Listed $99,900 GSREIN
• 2008-10-27 Listed $99,900 AcadianaMLS