2606 08 Augusta St · Kenner, LA 70062

$340,000

6 bd · 4.0 ba · 2,109 sqft · MultiFamily · 19 Days on market

Built 2023 Good condition Est $274k · 24% over

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Why this score? — see what drove the D 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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• ARV discount +0.0/15.0
• 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

Great investment opportunity in Kenner! This 3-year-young duplex offers two 3BR/2BA units with approx. 2,109 total living sq ft. Both units are leased month-to-month at $1,400 each, producing $2,800/month in income. Located in Flood Zone X, this low-maintenance property features open layouts, dedicated laundry, and ample off-street parking. Convenient to shopping, dining, schools, and major roads. Ideal for investors or owner-occupants.

Key facts

• Dedicated laundry
• Open layouts
• Duplex

Tags

• DUPLEX
• OPEN LAYOUTS
• DEDICATED LAUNDRY
• AMPLE OFF-STREET PARKING

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Hardboard construction; Shingle roof
• Construction: Built with hardboard siding; Raised foundation; Shingle roof
• Exterior features: Porch; Rectangular lot; Property located outside city limits

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Excellent condition
• Laundry & utility: Tenants pay electricity and water

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.0-bath units multifamily listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive. Per door: $129/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (2.9% below list).
• Recommended offer: $330k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 92 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,301/mo this rent would consume 77% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Recommended offer $330,100 (2.9% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $274,170
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2705 07 Augusta St	0.16mi	5/2.5 (-1)	2,206 (+5%)	16mo	$180,000	$82	60
2706 08 Acron St	0.24mi	5/3.0 (-1)	2,377 (+13%)	2mo	$310,000	$130	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-38,605
• Equity at exit: $50,695

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-12,244
• Equity at exit: $29,397

Cash invested: $95,200 (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 70062

• Active inventory: 92
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $3,301 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $258

Break-even live

Break-even rent $2,974

Max offer price $340,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2	$3,302
Total (2 units)			$3,301

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $340,000 Active 19 DOM
2. 2026-06-17
   days on market $340,000 Active 18 DOM
3. 2026-06-16
   days on market $340,000 Active 17 DOM
4. 2026-06-15
   days on market $340,000 Active 16 DOM
5. 2026-06-13
   days on market $340,000 Active 14 DOM
6. 2026-06-10
   days on market $340,000 Active 11 DOM
7. 2026-06-09
   days on market $340,000 Active 10 DOM
8. 2026-06-08
   days on market $340,000 Active 9 DOM
9. 2026-06-07
   days on market $340,000 Active 8 DOM
10. 2026-06-03
    days on market $340,000 Active 4 DOM
11. 2026-06-02
    days on market $340,000 Active 3 DOM
12. 2026-06-01
    days on market $340,000 Active 2 DOM
13. 2026-05-31
    remarks 440-char remark
14. 2026-05-31
    listed $340,000 Active 1 DOM

ⓘ 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: $39,612
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,169
• − Management: −$3,169
• − Depreciation: −$9,891
• Taxable loss: −$2,462
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $3,688/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 3-year-old Kenner duplex is in good condition with minor repairs and maintenance needed. It offers a great investment opportunity with a good rental income potential.

Repairs flagged

• Minor kitchen countertops — Worn appearance suggests minor repairs needed.
• Minor bathroom clutter — Clutter in bathrooms suggests minor cleaning and organization needed.
• Minor landscaping — Overgrown areas and small pool suggest minor landscaping and maintenance needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Replace countertops — New countertops can enhance the kitchen's functionality and appearance.
• Both Landscaping and pool maintenance — A well-maintained exterior and yard can increase the home's appeal and value.
• Both Deep clean and organize bathrooms — A clean and organized bathroom can improve the home's overall appearance and functionality.
• Both Replace worn flooring — New flooring can improve the home's appearance and functionality, especially in high-traffic areas like the kitchen and living areas.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn appearance suggests minor repairs needed.	Minor	$500–3,000
bathroom clutter · Clutter in bathrooms suggests minor cleaning and organization needed.	Minor	$500–3,000
landscaping · Overgrown areas and small pool suggest minor landscaping and maintenance needed.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Replace countertops — New countertops can enhance the kitchen's functionality and appearance. ↑
• Both Landscaping and pool maintenance — A well-maintained exterior and yard can increase the home's appeal and value. ↑
• Both Deep clean and organize bathrooms — A clean and organized bathroom can improve the home's overall appearance and functionality. ↑
• Both Replace worn flooring — New flooring can improve the home's appearance and functionality, especially in high-traffic areas like the kitchen and living areas. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-27 Listed $340,000 GSREIN