228-230 Duke Dr · Kenner, LA 70065

$305,000

5 bd · 3.0 ba · 2,460 sqft · Townhouse · 259 Days on market

Built 1978 $124/sqft · 37% above area Est $222k · 37% 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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

Key facts

• Under 5 years new
• Separate meters
• 2 parking spots

Tags

• METICULOUSLY MAINTAINED
• UNDER 5 YEARS NEW
• SEPARATE METERS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/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 $282k (7.4% below list).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: A.C. Alexander School (math 26% / reading 39%, grade F, #300 of 646 statewide, top 47%, 680 students, 59% FRL); Tom Benson School (math 11% / reading 14%, grade F, #546 of 646 statewide, top 85%, 753 students, 60% FRL); Bonnabel Magnet Academy High School (math 12% / reading 21%, grade F, #214 of 265 statewide, top 81%, 1,478 students, 52% FRL).
• Market conditions: Rents falling (-4.2%/yr); 292 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,823/mo this rent would consume 50% of the median local household income ($67k/yr) (locally 1906% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $305k implies a 369% gain — meaningful room to come down on a strong offer.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $222,398
• List price: $305,000
• Delta: 37.14%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 10 Fayette St	0.55mi	4/3.0 (-1)	2,250 (-8%)	14mo	$180,000	$80	43

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-31,656
• Equity at exit: $45,476

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-26,381
• Equity at exit: $26,371

Cash invested: $85,400 (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 70065

• Rents YoY: -4.2%
• Active inventory: 292
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,823 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $411

Break-even live

Break-even rent $2,303

Max offer price $305,000

Occupancy floor 80%

Sensitivity live

Price	-10% $584	-5% $497	+0% $411	+5% $325	+10% $238
Rent	-10% $188	-5% $299	+0% $411	+5% $522	+10% $634
Rate	-1.0pp $565	-0.5pp $489	base $411	+0.5pp $332	+1.0pp $252

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	4d	1	0.08mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	25d	1	1.17mi

Listing history 9 events

1. 2026-05-07
   status Pending 636-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

2. 2026-05-07
   status Pending 638-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

3. 2026-04-06
   price $305,000 636-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

4. 2026-04-06
   price $305,000 638-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

5. 2025-11-12
   price $315,000 636-char remark

   Show marketing remark (636 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

6. 2025-11-11
   price $315,000 638-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

7. 2025-08-21
   listed $325,000 Active 636-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

8. 2025-08-21
   listed $325,000 Active 638-char remark

   Show marketing remark (638 chars)

   Long time owner of 7 doubles priced at $325,000 and $315,000. And is available for showing. Tenants can not be disturbed. Showings of units will be previewed after offer accepted and during inspection period. All units have been meticulously maintained; long time great tenants and reflect lower marked rents. All roofs are under 5 years new. All mechanicals & appliances been changed as needed. All separate meters. 217-219 AUBURN PL. Kenner, LA, 204-206 DUKE DR. Kenner, LA, 228-230 DUKE DR. Kenner, LA, 234-236 DUKE DR. Kenner, LA, 2705-2707 ALBANY ST. Kenner, LA, 832-834 27th ST. Kenner, LA, 2705-2707 WYTCHWOOD DR. Kenner, LA.

9. 1978-05-01
   soldstatus $65,000

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$564/yr (+$47/mo · 50.6%)

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

Taxation est. · year 1

• Rental income: $33,878
• − Mortgage interest: −$17,085
• − Property taxes: −$1,114
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$8,873
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $4,965/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

+369.2% since first listed

9 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GSREIN
• 2026-04-06 Price Changed $305,000 AcadianaMLS
• 2026-04-06 Price Changed $305,000 GSREIN
• 2025-11-12 Price Changed $315,000 AcadianaMLS
• 2025-11-11 Price Changed $315,000 GSREIN
• 2025-08-21 Listed $325,000 GSREIN
• 2025-08-21 Listed $325,000 AcadianaMLS
• 1978-05-01 Sold (Public Records) $65,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,114 · -0.4% YoY. Source: county tax records.