3824 West Louisiana State Dr · Kenner, LA 70065

$226,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 16 Days on market

Built 1978 Good condition 6,000 sqft lot $156/sqft · 6% below area Est $241k · 6% under

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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 +10.3/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +2.5/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House is available for rent at $1700.

Key facts

• 6,000 sq ft lot
• Built 1978
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $70 ($841/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 $207k (8.6% below list).
• Recommended offer: $207k (8.6% below list) — sets the bar for 1% rule.

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: John James Audubon School (math 22% / reading 35%, grade F, #350 of 646 statewide, top 55%, 648 students, 61% FRL); John Q. Adams Middle School (math 22% / reading 36%, grade F, #117 of 218 statewide, top 54%, 900 students, 55% 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); 465 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 103d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago 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.

Recommended offer $206,573 (8.6% below list)

Questions for the listing agent

1. Built in 1978 — 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $240,909
• List price: $226,000
• Delta: -6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3733 Tulane Dr	0.20mi	3/2.0	1,467 (+1%)	7mo	$235,000	$160	83
3752 Tulane Dr	0.14mi	3/2.0	1,512 (+4%)	6mo	$259,000	$171	81
4037 W Louisiana State Dr	0.24mi	3/2.0	1,393 (-4%)	6mo	$240,000	$172	78
3601 Tulane Dr	0.47mi	3/2.0	1,343 (-7%)	1mo	$160,000	$119	64
3621 W Loyola Dr	0.41mi	3/2.0	1,575 (+9%)	5mo	$198,000	$126	62
3541 Tulane Dr	0.57mi	4/2.0 (+1)	1,455 (+0%)	8mo	$210,000	$144	61
3561 W Loyola Dr	0.52mi	3/1.5	1,350 (-7%)	1mo	$210,000	$156	61
4137 W Loyola Dr	0.44mi	3/2.0	1,261 (-13%)	1mo	$120,000	$95	57
4041 E Louisiana State Dr	0.64mi	3/2.0	1,350 (-7%)	5mo	$250,000	$185	55
4245 W Loyola Dr	0.66mi	3/2.0	1,261 (-13%)	4mo	$142,000	$113	44
3433 W Loyola Ave	0.74mi	3/2.0	1,250 (-14%)	1mo	$260,000	$208	42
3712 E Louisiana State Dr	0.64mi	4/2.0 (+1)	1,650 (+14%)	4mo	$260,000	$158	39

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-38,180
• Equity at exit: $33,697

10-year hold

• IRR: -16.7%
• Equity multiple: 0.20×
• Total profit: $-50,766
• Equity at exit: $19,540

Cash invested: $63,280 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 27 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $239,000 ($167/sqft)
• Median days on market: 16 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: -0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70065

• Rents YoY: -4.2%
• Active inventory: 465
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,390/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $70

Break-even live

Break-even rent $1,977

Max offer price $226,000

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $148	+0% $70	+5% $-8	+10% $-86
Rent	-10% $-93	-5% $-11	+0% $70	+5% $152	+10% $233
Rate	-1.0pp $184	-0.5pp $128	base $70	+0.5pp $12	+1.0pp $-48

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: $56,500
• Closing costs: $6,780
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	152d	1	0.03mi
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	103d	1	0.03mi
3808 Tulane Dr Kenner, LA	3.0	2.0	1220	$2,000	$1.64	184d	1	0.04mi
3817 W Loyola Dr Kenner, LA	3.0	2.0	1060	$1,800	$1.70	26d	1	0.06mi
3800 Grandlake Blvd Kenner, LA	1.0–2.0	1.0–2.0	950	$1,535	$1.62	0d	1	0.15mi
3660 Tulane Dr Kenner, LA	4.0	2.0	1363	$2,100	$1.54	103d	1	0.31mi
3655 W Loyola Dr Kenner, LA	1.0–2.0	1.0–2.0	1169	$2,285	$1.95	0d	16	0.36mi
3655 Loyola Dr Apt C127 Kenner, LA	2.0	2.0	1330	$2,220	$1.67	17d	1	0.40mi
3655 Loyola Dr Unit F460 Kenner, LA	2.0	2.0	1330	$2,280	$1.71	142d	1	0.40mi
3655 Loyola Dr Apt F161 Kenner, LA	2.0	2.0	1330	$2,250	$1.69	1d	1	0.40mi
3655 Loyola Dr Apt F458 Kenner, LA	2.0	2.0	1367	$2,270	$1.66	5d	1	0.40mi
3655 Loyola Dr Unit B118 Kenner, LA	2.0	2.0	1355	$2,370	$1.75	103d	1	0.40mi
3655 Loyola Dr Unit F462 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	108d	1	0.40mi
3655 Loyola Dr Apt C324 Kenner, LA	2.0	2.0	1367	$2,270	$1.66	0d	1	0.40mi
3655 Loyola Dr Apt C228 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	29d	1	0.40mi
3700 N Loyola Dr Unit 237 Kenner, LA	2.0	2.0	1110	$1,750	$1.58	1d	1	0.43mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	184d	1	0.45mi
3700 Loyola Dr Unit 298 Kenner, LA	2.0	2.0	1652	$1,695	$1.03	127d	1	0.45mi
3700 Loyola Dr Unit 231 Kenner, LA	2.0	2.0	1110	$1,670	$1.50	29d	1	0.45mi
3700 Loyola Dr Unit 252 Kenner, LA	2.0	2.0	1652	$2,110	$1.28	28d	1	0.45mi
3655 Loyola Dr Unit F357 Kenner, LA	2.0	2.0	1330	$2,320	$1.74	103d	1	0.46mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,335	$1.71	116d	1	0.46mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	155d	1	0.46mi
3655 Loyola Dr Unit C423 Kenner, LA	2.0	2.0	1330	$2,245	$1.69	29d	1	0.46mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	184d	1	0.46mi
3655 Loyola Dr Unit F156 Kenner, LA	2.0	2.0	1330	$2,195	$1.65	5d	1	0.46mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,260	$1.70	9d	1	0.46mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,345	$1.72	103d	1	0.46mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	184d	1	0.46mi
3655 Loyola Dr Unit F158 Kenner, LA	2.0	2.0	1367	$2,195	$1.61	0d	1	0.46mi
3600 W Loyola Dr Unit 159 Kenner, LA	2.0	2.0	1052	$1,520	$1.44	184d	1	0.46mi
3600 W Loyola Dr Unit 298 Kenner, LA	2.0	2.0	1586	$1,750	$1.10	162d	1	0.46mi
3600 W Loyola Dr Unit 182 Kenner, LA	2.0	2.0	1052	$1,515	$1.44	184d	1	0.46mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	164d	1	0.47mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	184d	1	0.53mi
3600 Loyola Dr Unit 270 Kenner, LA	2.0	2.0	1570	$1,780	$1.13	103d	1	0.53mi
3600 Loyola Dr Unit 271 Kenner, LA	2.0	2.0	1586	$1,790	$1.13	127d	1	0.53mi
3600 Loyola Dr Unit 395 Kenner, LA	2.0	2.0	1100	$1,785	$1.62	11d	1	0.53mi
3600 Loyola Dr Unit 255 Kenner, LA	2.0	2.0	1586	$1,895	$1.19	38d	1	0.53mi
3600 Loyola Dr Unit 177 Kenner, LA	2.0	2.0	1052	$1,545	$1.47	103d	1	0.53mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerNatural gas available
• Home design: Single-story ranch-style house
• Construction: Raised foundationShingle roof
• Exterior features: Wood fencingShed

Interior

• Flooring: Engineered hardwood, laminate, tile, wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $226,000 Active 16 DOM
2. 2026-11-07
   days on market $226,000 Active 15 DOM
3. 2026-11-06
   days on market $226,000 Active 14 DOM
4. 2026-11-05
   days on market $226,000 Active 13 DOM
5. 2026-11-04
   days on market $226,000 Active 12 DOM
6. 2026-11-02
   days on market $226,000 Active 10 DOM
7. 2026-11-01
   days on market $226,000 Active 9 DOM
8. 2026-10-31
   days on market $226,000 Active 8 DOM
9. 2026-10-30
   days on market $226,000 Active 7 DOM
10. 2026-10-29
    days on market $226,000 Active 6 DOM
11. 2026-10-28
    days on market $226,000 Active 5 DOM
12. 2026-10-27
    days on market $226,000 Active 4 DOM
13. 2026-10-26
    days on market $226,000 Active 3 DOM
14. 2026-10-26
    days on market $226,000 Active 2 DOM
15. 2026-10-24
    days on marketlisting id $226,000 Active 1 DOM
16. 2026-10-23
    days on market $226,000 Active 32 DOM
17. 2026-10-22
    days on market $226,000 Active 31 DOM
18. 2026-10-21
    days on market $226,000 Active 30 DOM
19. 2026-10-20
    days on market $226,000 Active 29 DOM
20. 2026-10-19
    days on market $226,000 Active 28 DOM
21. 2026-10-18
    days on market $226,000 Active 27 DOM
22. 2026-10-17
    days on market $226,000 Active 26 DOM
23. 2026-10-16
    days on market $226,000 Active 25 DOM
24. 2026-10-15
    days on market $226,000 Active 24 DOM
25. 2026-10-14
    days on market $226,000 Active 23 DOM
26. 2026-10-13
    days on market $226,000 Active 22 DOM
27. 2026-10-12
    days on market $226,000 Active 21 DOM
28. 2026-10-11
    days on market $226,000 Active 20 DOM
29. 2026-10-10
    days on market $226,000 Active 19 DOM
30. 2026-10-09
    days on market $226,000 Active 18 DOM
31. 2026-10-08
    days on market $226,000 Active 17 DOM
32. 2026-10-07
    days on market $226,000 Active 16 DOM
33. 2026-10-06
    days on market $226,000 Active 15 DOM
34. 2026-10-05
    pricedays on market $226,000 Active 14 DOM

    Show marketing remark (63 chars)

    House is available for rent at $1700.Bond for deed is available

35. 2026-10-04
    days on market $228,000 Active 13 DOM
36. 2026-10-03
    days on market $228,000 Active 12 DOM
37. 2026-10-02
    days on market $228,000 Active 11 DOM
38. 2026-10-01
    days on market $228,000 Active 10 DOM
39. 2026-09-30
    days on market $228,000 Active 9 DOM
40. 2026-09-29
    days on market $228,000 Active 8 DOM
41. 2026-09-28
    days on market $228,000 Active 7 DOM
42. 2026-09-27
    days on market $228,000 Active 6 DOM
43. 2026-09-25
    days on market $228,000 Active 4 DOM
44. 2026-09-24
    days on market $228,000 Active 3 DOM
45. 2026-09-23
    days on market $228,000 Active 2 DOM
46. 2026-09-22
    days on marketlisting id $228,000 Active 1 DOM
47. 2026-09-20
    days on market $228,000 Active 191 DOM
48. 2026-09-19
    days on market $228,000 Active 190 DOM
49. 2026-09-17
    days on market $228,000 Active 188 DOM
50. 2026-09-16
    days on market $228,000 Active 187 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: $24,789
• − Mortgage interest: −$12,660
• − Property taxes: −$3,390
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$6,575
• Taxable loss: −$2,931
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,545/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 75/100 Cosmetic rehab Est. rehab $7,250–$21,750 screening

This raised home in Kenner is in good condition with fresh paint and updated kitchen. Minor updates to the exterior and windows would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Resale Update kitchen backsplash — Modernizes the kitchen and adds value ↑
• Rental Install smart home devices — Attracts tech-savvy renters and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary John James Audubon School F LA #350/646 Nat'l #28,012/41,679 Middle John Q. Adams Middle School F LA #117/218 Nat'l #9,290/14,009 High Bonnabel Magnet Academy High School F LA #214/265 Nat'l #15,176/17,239

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

B Composite livability gradescore 78/100

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 · 451,696 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: 7% of renters

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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%

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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%
• Languages at home: 72% English-only · Spanish 21% Other Indo-European 3% Arabic 1%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerNatural gas available
• Home design: Single-story ranch-style house
• Construction: Raised foundationShingle roof
• Exterior features: Wood fencingShed

Interior

• Flooring: Engineered hardwood, laminate, tile, wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning

Price history

+186.1% since first listed

23 events — show timeline

• 2026-10-05 Price Changed $226,000 AcadianaMLS
• 2026-10-05 Price Changed $226,000 GSREIN
• 2026-09-21 Listed $226,000 ROAM MLS
• 2026-09-21 Listed $228,000 GSREIN
• 2026-09-21 Listed $228,000 AcadianaMLS
• 2026-07-26 Price Changed $228,000 AcadianaMLS
• 2026-07-26 Price Changed $228,000 GSREIN
• 2026-07-04 Price Changed $230,000 AcadianaMLS
• 2026-07-04 Price Changed $230,000 GSREIN
• 2026-05-30 Price Changed $236,000 AcadianaMLS
• 2026-05-30 Price Changed $236,000 GSREIN
• 2026-05-20 Price Changed $237,000 AcadianaMLS
• 2026-05-20 Price Changed $237,000 GSREIN
• 2026-04-29 Price Changed $238,000 AcadianaMLS
• 2026-04-28 Price Changed $238,000 GSREIN
• 2026-04-07 Price Changed $239,000 AcadianaMLS
• 2026-04-07 Price Changed $239,000 GSREIN
• 2026-03-19 Price Changed $243,000 AcadianaMLS
• 2026-03-19 Price Changed $243,000 GSREIN
• 2026-03-13 Listed $245,000 AcadianaMLS
• 2023-03-09 Listed $235,000 AcadianaMLS
• 2016-04-27 Listed $145,000 AcadianaMLS
• 2000-07-24 Listed $79,000 AcadianaMLS