316 Farrar Ave · Kenner, LA 70062

$168,900

4 bd · 2.0 ba · 1,460 sqft · MultiFamily · 16 Days on market

Built 1963 Fair condition 4,791 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• 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 MLS

Don't miss this prime multi-family investment opportunity in South Kenner! This duplex is perfectly located within walking distance to the river and vibrant River Town, surrounded by convenient public transportation, grocery stores, gas stations, and more. Part of a larger portfolio featuring nearby duplexes and buildable lots available at a discounted package price--ideal for savvy investors ready to grow their holdings. Ready to seize this chance? Contact Brandon Duracher today for all the details and start building your investment future with confidence!

Key facts

• Grocery stores
• Gas stations
• 4,791 sq ft lot

Tags

• WALKING DISTANCE TO THE RIVER
• GROCERY STORES
• GAS STATIONS

Property features AI

Finance

• Financial info: Two-unit property; tenants pay electricity, gas, and water

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story property; Raised foundation; Vinyl siding; Shingle roof; Average condition
• Construction: Built with vinyl siding; Raised foundation; Shingle roof
• Exterior features: Porch; City lot with rectangular shape; Lot dimensions approximately 50 x 100

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall furnace; Window unit(s) for cooling
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $169k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive. Per door: $334/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 91 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,408/mo this rent would consume 56% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $166,366 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.43% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $15,294
• Equity at exit: $25,184

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $68,467
• Equity at exit: $14,603

Cash invested: $47,292 (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: 91
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,534/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $669

Break-even live

Break-even rent $1,562

Max offer price $168,900

Occupancy floor 67%

Sensitivity live

Price	-10% $785	-5% $727	+0% $669	+5% $610	+10% $552
Rent	-10% $478	-5% $574	+0% $669	+5% $764	+10% $859
Rate	-1.0pp $754	-0.5pp $712	base $669	+0.5pp $625	+1.0pp $580

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,408
Total (2 units)			$2,408

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: $42,225
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $168,900 Active 16 DOM
2. 2026-06-18
   days on market $168,900 Active 13 DOM
3. 2026-06-17
   days on market $168,900 Active 12 DOM
4. 2026-06-16
   days on market $168,900 Active 11 DOM
5. 2026-06-15
   days on market $168,900 Active 10 DOM
6. 2026-06-13
   days on market $168,900 Active 8 DOM
7. 2026-06-10
   days on market $168,900 Active 5 DOM
8. 2026-06-09
   days on market $168,900 Active 4 DOM
9. 2026-06-08
   days on market $168,900 Active 3 DOM
10. 2026-06-07
    remarks 562-char remark
11. 2026-06-07
    listed $168,900 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $28,896
• − Mortgage interest: −$9,461
• − Property taxes: −$2,534
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$4,913
• Taxable income: $5,723
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $6,650/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

Fair 45/100 Moderate rehab

This multi-family property requires significant renovations to its kitchen, bathrooms, exterior, and landscaping to improve its condition and increase its value for resale and rental.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertops — The countertops are outdated and in poor condition.
• Major Bathroom fixtures — The fixtures are outdated and in poor condition.
• Major Bathroom tile — The tile is worn and in poor condition.
• Moderate Exterior siding — The siding shows signs of wear and tear.
• Major Flooring — The flooring is carpeted and in poor condition.
• Major Interior walls — The walls show signs of wear and tear, with discoloration and peeling paint.
• Major Landscaping — The landscaping is overgrown and in need of maintenance.

Value-add opportunities

• Both Kitchen renovation — Updating the kitchen with new cabinets, countertops, and appliances would significantly increase the home's value for both resale and rental.
• Both Bathroom renovation — Updating the bathrooms with new fixtures and tile would significantly increase the home's value for both resale and rental.
• Both Exterior painting — Painting the exterior siding and trim would improve the home's curb appeal and increase its value.
• Both Landscaping — Landscaping the yard would improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
Bathroom tile · The tile is worn and in poor condition.	Major	$15,000–50,000
Exterior siding · The siding shows signs of wear and tear.	Moderate	$3,000–15,000
Flooring · The flooring is carpeted and in poor condition.	Major	$15,000–50,000
Interior walls · The walls show signs of wear and tear, with discoloration and peeling paint.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$108,000–365,000

Value-add ROI direction

• Both Kitchen renovation — Updating the kitchen with new cabinets, countertops, and appliances would significantly increase the home's value for both resale and rental. ↑
• Both Bathroom renovation — Updating the bathrooms with new fixtures and tile would significantly increase the home's value for both resale and rental. ↑
• Both Exterior painting — Painting the exterior siding and trim would improve the home's curb appeal and increase its value. ↑
• Both Landscaping — Landscaping the yard would improve the home's curb appeal and increase its value. ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $168,900 AcadianaMLS
• 2026-06-05 Listed $168,900 GSREIN