1403 W Esplanade Ave · Kenner, LA 70065

$200,000

3 bd · 1.0 ba · 2,332 sqft · SingleFamily · 237 Days on market

Built 1960 5,998 sqft lot $86/sqft · 44% below area Est $358k · 44% under

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• 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

Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

Key facts

• Private offices
• Conference areas
• Roof 4 years

Tags

• HOME OFFICE
• PRIVATE OFFICES
• CONFERENCE AREAS
• ROOF 4 YEARS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $40 ($484/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 40% 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

• It's been on market 237 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $200k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $357,525
• List price: $200,000
• Delta: -44.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3244 Iowa Ave	0.75mi	4/3.0 (+1)	2,300 (-1%)	0mo	$290,000	$126	49
5 Gelpi Ave	0.75mi	3/2.0	2,126 (-9%)	1mo	$385,000	$181	46
33 Antigua Dr	0.63mi	4/2.5 (+1)	2,233 (-4%)	9mo	$220,000	$99	45
3223 California Ave	0.25mi	3/2.5	2,044 (-12%)	21mo	$310,000	$152	44
3225 Delaware Ave	0.39mi	4/2.0 (+1)	2,008 (-14%)	9mo	$315,000	$157	42
22 Antigua Dr	0.64mi	4/2.0 (+1)	2,075 (-11%)	4mo	$305,000	$147	40
912 Sessions Ln	0.71mi	4/2.0 (+1)	2,114 (-9%)	4mo	$295,000	$140	39
3857 Martinique Ave	0.73mi	4/3.0 (+1)	2,384 (+2%)	15mo	$455,000	$191	37
38 Antigua Dr	0.66mi	4/3.0 (+1)	2,601 (+12%)	0mo	$365,000	$140	36
3301 Sugar Mill Rd	0.50mi	4/2.5 (+1)	2,624 (+12%)	16mo	$430,000	$164	31
3221 Indiana Ave	0.69mi	4/2.0 (+1)	2,076 (-11%)	16mo	$324,000	$156	28

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-36,152
• Equity at exit: $29,821

10-year hold

• IRR: -22.1%
• Equity multiple: 0.06×
• Total profit: $-52,512
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $40

Break-even live

Break-even rent $2,186

Max offer price $200,000

Occupancy floor 93%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	43d	1	0.22mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	2d	2	0.22mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	1d	1	0.22mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	43d	1	0.54mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	43d	1	0.54mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	23d	1	0.61mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	43d	1	0.69mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.73mi
114 Gelpi Ave Unit 1 Kenner, LA	3.0	2.0	3000	$2,450	$0.82	43d	1	0.92mi
13 Emile Ave Kenner, LA	3.0	3.0	2100	$2,300	$1.10	23d	1	0.96mi
2150 42nd St Unit D226 Kenner, LA	2.0	2.0	1612	$1,820	$1.13	23d	1	1.07mi
2 Schill Ave Kenner, LA	4.0	2.0	2026	$2,500	$1.23	4d	1	1.12mi
973 Tavel Dr Kenner, LA	3.0	3.0	2400	$3,000	$1.25	2d	1	1.12mi
3600 Lake Trail Dr Kenner, LA	4.0	2.5	2600	$2,800	$1.08	4d	1	1.13mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	1d	1	1.15mi
4245 Illinois Ave Kenner, LA	3.0	2.0	1720	$2,300	$1.34	43d	1	1.16mi
3224 Massachusetts Ave Kenner, LA	4.0	2.0	2070	$2,750	$1.33	1d	1	1.21mi
4200 Lake Trail Dr Kenner, LA	4.0	2.5	2689	$3,000	$1.12	4d	1	1.22mi
7116 Wilty St Metairie, LA	3.0	2.0	1722	$2,300	$1.34	4d	1	1.40mi
4141 Loire Dr Kenner, LA	4.0	2.0	1950	$2,400	$1.23	2d	1	1.43mi
1106 Joe Yenni Blvd Unit 110 Kenner, LA	2.0	2.0	2197	$1,955	$0.89	4d	1	1.43mi
1106 Joe Yenni Blvd Unit 118 Kenner, LA	2.0	2.0	2362	$1,965	$0.83	2d	1	1.43mi
92 Palmetto Kenner, LA	3.0	2.0	2003	$3,200	$1.60	1d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $200,000 Active 237 DOM
2. 2026-06-17
   days on market $200,000 Active 236 DOM
3. 2026-06-16
   days on market $200,000 Active 235 DOM
4. 2026-06-15
   days on market $200,000 Active 234 DOM
5. 2026-06-13
   days on market $200,000 Active 232 DOM
6. 2026-06-10
   days on market $200,000 Active 229 DOM
7. 2026-06-09
   days on market $200,000 Active 228 DOM
8. 2026-06-08
   days on market $200,000 Active 227 DOM
9. 2026-06-07
   days on market $200,000 Active 226 DOM
10. 2026-06-03
    days on market $200,000 Active 222 DOM
11. 2026-06-02
    pricedays on market $200,000 Active 221 DOM
12. 2026-06-01
    days on market $215,000 Active 220 DOM
13. 2026-05-31
    days on market $215,000 Active 219 DOM
14. 2026-05-13
    price $215,000 596-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

15. 2026-05-13
    price $215,000 598-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

16. 2026-02-19
    price $225,000 596-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

17. 2026-02-19
    price $225,000 598-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

18. 2026-01-05
    price $230,000 596-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

19. 2026-01-05
    price $230,000 598-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

20. 2025-11-29
    price $240,000 596-char remark

    Show marketing remark (596 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

21. 2025-11-15
    price $240,000 598-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

22. 2025-10-24
    listed $250,000 Active 596-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

23. 2025-10-24
    listed $250,000 Active 598-char remark

    Show marketing remark (598 chars)

    Looking for the perfect HOME OFFICE with great visibility? This could be the perfect fit! Nestled on the corner of Arizona & W Esplanade in Kenner - this property gives you the ease of a residential community with the perfect layout for office for a home business. Left side of property where apartment was housed is a blank slate ready for your finishes. Guests/clients will enter into a reception area and private offices and conference areas are available. Roof 4 years. Lots of furnishings that can be left! See floorplan for better vision of layout. More rooms than appear of room sizes.

24. 1985-08-01
    soldstatus $50,100

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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 AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 18 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: $26,844
• − Mortgage interest: −$11,203
• − Property taxes: −$2,019
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$5,818
• Taxable loss: −$2,610
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,110/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

+329.1% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $215,000 AcadianaMLS
• 2026-05-13 Price Changed $215,000 GSREIN
• 2026-02-19 Price Changed $225,000 AcadianaMLS
• 2026-02-19 Price Changed $225,000 GSREIN
• 2026-01-05 Price Changed $230,000 AcadianaMLS
• 2026-01-05 Price Changed $230,000 GSREIN
• 2025-11-29 Price Changed $240,000 AcadianaMLS
• 2025-11-15 Price Changed $240,000 GSREIN
• 2025-10-24 Listed $250,000 GSREIN
• 2025-10-24 Listed $250,000 AcadianaMLS
• 1985-08-01 Sold (Public Records) $50,100 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,019 · -0.4% YoY. Source: county tax records.