1213 Kenny Dr · Westwego, LA 70094

$205,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily · 6 Days on market

Built 1974 4,970 sqft lot Est $209k · at est.

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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 +15.0/30.0
• ARV discount +8.4/15.0
• DSCR +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained Westwego property offering comfort, functionality, and the perfect opportunity to make it uniquely your own. Inside, you'll find a welcoming layout with plenty of space to add your personal touches and create a home that reflects your style. Step outside and enjoy one of the property's standout features--a spacious 17' x 14' covered patio that extends your living space outdoors, making it ideal for morning coffee, weekend gatherings, or simply relaxing at the end of the day. The backyard also includes a generous 14' x 11' storage shed, providing ample room for tools, hobbies, lawn equipment, or additional storage. Whether you're a first-time buyer, downs

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• COVERED PATIO
• STORAGE SHED
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS
• NEAR MAJOR COMMUTER ROUTES

Property features AI

Finance

• Other: Property faces/borders West Bank Expressway (directions/landmark)

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Chain link and partial fencing; Covered patio/porch; Workshop/other outbuilding

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms (Bedroom 1, Bedroom 2)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $65 ($786/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (19.1% below list).
• Recommended offer: $166k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#97 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, amenities D-, commute F.
• 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.
• Zoned schools: Joshua Butler Elementary School (math 22% / reading 17%, grade F, #448 of 646 statewide, top 71%, 359 students, 80% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL).
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($54k/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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $165,787 (19.1% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $208,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Lecompte Dr	0.06mi	3/2.0	1,316 (+1%)	12mo	$224,000	$170	85
1105 Lecompte Dr	0.15mi	3/2.0	1,300 (+0%)	15mo	$200,000	$154	80
1201 East Dr	0.23mi	3/2.0	1,250 (-4%)	13mo	$215,000	$172	72
1000 Lee St	0.26mi	3/2.0	1,244 (-4%)	16mo	$210,000	$169	67
801 West Dr	0.60mi	2/1.0 (-1)	1,307 (+1%)	3mo	$189,000	$145	59
1219 Central Ave	0.28mi	2/2.0 (-1)	1,200 (-8%)	15mo	$175,000	$146	57
1229 Lee St	0.29mi	4/2.0 (+1)	1,447 (+12%)	16mo	$234,000	$162	49
821 Barbe St	0.46mi	3/2.0	1,433 (+10%)	18mo	$174,900	$122	46
653 Vic A Pitre Dr	0.61mi	3/2.0	1,491 (+15%)	1mo	$245,000	$164	46
815 W Crystal Ct	0.46mi	3/2.0	1,486 (+14%)	15mo	$239,900	$161	42
1600 Lancaster Dr	0.74mi	3/2.0	1,479 (+14%)	4mo	$175,000	$118	39
705 Central Ave	0.67mi	3/1.0	1,115 (-14%)	4mo	$172,500	$155	38

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-33,989
• Equity at exit: $30,566

10-year hold

• IRR: -15.1%
• Equity multiple: 0.25×
• Total profit: $-43,334
• Equity at exit: $17,725

Cash invested: $57,400 (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 70094

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $65

Break-even live

Break-even rent $1,575

Max offer price $205,000

Occupancy floor 91%

Sensitivity live

Price	-10% $182	-5% $123	+0% $65	+5% $7	+10% $-51
Rent	-10% $-66	-5% $0	+0% $65	+5% $131	+10% $196
Rate	-1.0pp $169	-0.5pp $118	base $65	+0.5pp $12	+1.0pp $-42

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	25d	1	0.06mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	16d	1	0.21mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	25d	1	0.27mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	45d	1	0.39mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	4d	14	0.48mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,000	$1.34	0d	1	0.60mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	45d	1	0.66mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	25d	1	0.66mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	6d	1	0.68mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	16d	1	0.72mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	45d	1	0.74mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	45d	1	0.79mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	45d	1	0.80mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	22d	1	0.81mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	45d	1	0.81mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	25d	1	0.92mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	16d	1	1.01mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	25d	1	1.13mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	25d	1	1.20mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	45d	1	1.22mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	45d	1	1.43mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	6d	1	1.48mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	45d	1	1.48mi
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	25d	1	1.48mi

Listing history 6 events

1. 2026-06-21
   days on market $205,000 Active 6 DOM
2. 2026-06-18
   days on market $205,000 Active 3 DOM
3. 2026-06-17
   days on market $205,000 Active 2 DOM
4. 2026-06-16
   days on marketlisting id $205,000 Active 1 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $205,000 Active 2 DOM

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$122/yr (+$10/mo · 12.1%)

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

Taxation est. · year 1

• Rental income: $19,894
• − Mortgage interest: −$11,483
• − Property taxes: −$1,006
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,964
• Taxable loss: −$2,766
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $1,449/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 — Westwego

• Score: 68/100
• State rank: #97
• US rank: #9851

Category grades

Amenities D- Commute F Cost of living A+ Crime D Employment F Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwego, LA
• County: Jefferson Parish · 426,999 people
• City population: 32,130
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,130
• Household income: $53,597
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1457.0

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 0.65)
• Race & ethnicity: Black 46% White 36% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Scottish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 2% French/Haitian/Cajun 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: ▼ -111.56%
• Current HPI: 102.9992
• Rent YoY: ▼ -0.80%
• 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

2 events — show timeline

• 2026-06-13 Listed $205,000 AcadianaMLS
• 2002-08-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,006 · -0.2% YoY. Source: county tax records.