4211 Paradis Ln · Kenner, LA 70065

$173,500

2 bd · 3.0 ba · 1,400 sqft · Other · 26 Days on market

Built 2017

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• 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

Well maintained 2BD, 2 1/2 Bath townhome fresh paint, new energy efficient windows, new rear french doors & front door, new SS dishwasher, fridge, microwave and fixtures. This 2 Bd model has larger rooms than most 3BD models and includes 2 large walk-in closets, large attic and tons of storage space. Entire downstairs done in black granite tile - great for entertaining with a loft overlooking the fireplace and french doors opening to a back porch and pool area. Two parking spots including 1 covered carport.

Key facts

• Utility room
• Brand new dishwasher
• Pool area

Tags

• GRANITE TILE FLOORING
• WOOD BURNING FIREPLACE
• BRAND NEW DISHWASHER
• UTILITY ROOM
• BACK PATIO
• POOL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $174k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 $159k (8.3% below list).
• Recommended offer: $159k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y 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.
• Current owner paid $138k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,019 (8.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-20,106
• Equity at exit: $25,869

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-19,382
• Equity at exit: $15,001

Cash invested: $48,580 (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: 293
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$910
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $200

Break-even live

Break-even rent $1,337

Max offer price $173,500

Occupancy floor 82%

Sensitivity live

Price	-10% $298	-5% $249	+0% $200	+5% $151	+10% $102
Rent	-10% $74	-5% $137	+0% $200	+5% $263	+10% $326
Rate	-1.0pp $287	-0.5pp $244	base $200	+0.5pp $155	+1.0pp $109

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: $43,375
• Closing costs: $5,205
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	5d	1	0.02mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	24d	1	0.04mi
913 Vouray Dr Unit C Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.06mi
1012 St Julien Dr Apt F4 Kenner, LA	2.0	2.5	1271	$1,400	$1.10	21d	1	0.06mi
909 Vouray Dr Unit c Kenner, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.07mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	4d	1	0.07mi
4213 Arbor Ct Unit A Kenner, LA	2.0	1.5	1027	$1,320	$1.29	44d	1	0.09mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	44d	1	0.11mi
1106 Joe Yenni Blvd Unit 129 Kenner, LA	1.0	1.0	1463	$1,595	$1.09	22d	1	0.12mi
901 Sunset Blvd Kenner, LA	2.0	2.5	1219	$1,800	$1.48	5d	1	0.14mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	15d	1	0.16mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	24d	1	0.18mi
800 Joe Yenni Blvd Kenner, LA	2.0	1.0–2.0	780	$1,400	$1.79	44d	1	0.19mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	44d	1	0.22mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	5d	1	0.28mi
708 Vouray Dr Unit A Kenner, LA	2.0	1.5	1200	$1,200	$1.00	15d	1	0.30mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	15d	1	0.46mi
4329 Loire Dr Apt D Kenner, LA	3.0	2.0	1300	$1,500	$1.15	5d	1	0.47mi
604 Vintage Dr Unit C Kenner, LA	2.0	2.5	1200	$1,350	$1.12	44d	1	0.47mi
505 Vassar Ct Kenner, LA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.57mi
400 Coconut Beach Ct Unit 101 Kenner, LA	2.0	2.0	1100	$2,000	$1.82	24d	1	0.60mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.64mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.65mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.66mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	5d	1	0.66mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	21d	1	0.66mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.66mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	5d	1	0.66mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	4d	1	0.71mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	4d	1	0.78mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.79mi
1740 Vintage Dr Unit C Kenner, LA	2.0	1.5	1019	$1,150	$1.13	44d	1	0.89mi
1740 Vintage Dr Unit A Kenner, LA	2.0	1.5	1019	$1,250	$1.23	44d	1	0.89mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	44d	1	0.91mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	24d	1	0.91mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	2d	1	0.99mi
4520 Williams Blvd Kenner, LA	2.0	1.0	738	$1,310	$1.78	3d	15	1.00mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	44d	1	1.05mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	5d	1	1.05mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	22d	1	1.05mi

Listing history 27 events

1. 2026-06-21
   days on market $173,500 Active 26 DOM
2. 2026-06-18
   days on market $173,500 Active 23 DOM
3. 2026-06-17
   days on market $173,500 Active 22 DOM
4. 2026-06-16
   days on market $173,500 Active 21 DOM
5. 2026-06-15
   days on market $173,500 Active 20 DOM
6. 2026-06-13
   days on market $173,500 Active 18 DOM
7. 2026-06-10
   days on market $173,500 Active 15 DOM
8. 2026-06-09
   days on market $173,500 Active 14 DOM
9. 2026-06-08
   days on market $173,500 Active 13 DOM
10. 2026-06-07
    days on market $173,500 Active 12 DOM
11. 2026-06-03
    days on market $173,500 Active 8 DOM
12. 2026-06-02
    days on market $173,500 Active 7 DOM
13. 2026-06-01
    days on market $173,500 Active 6 DOM
14. 2026-05-31
    days on market $173,500 Active 5 DOM
15. 2026-05-26
    listed $173,500 Active
16. 2018-12-13
    soldstatus $137,500 Sold 518-char remark

    Show marketing remark (518 chars)

    Well maintained 2BD, 2 1/2 Bath townhome fresh paint, new energy efficient windows, new rear french doors & front door, new SS dishwasher, fridge, microwave and fixtures. This 2 Bd model has larger rooms than most 3BD models and includes 2 large walk-in closets, large attic and tons of storage space. Entire downstairs done in black granite tile - great for entertaining with a loft overlooking the fireplace and french doors opening to a back porch and pool area. Two parking spots including 1 covered carport.

17. 2018-12-13
    soldstatus $137,600

    Show marketing remark (518 chars)

    Well maintained 2BD, 2 1/2 Bath townhome fresh paint, new energy efficient windows, new rear french doors & front door, new SS dishwasher, fridge, microwave and fixtures. This 2 Bd model has larger rooms than most 3BD models and includes 2 large walk-in closets, large attic and tons of storage space. Entire downstairs done in black granite tile - great for entertaining with a loft overlooking the fireplace and french doors opening to a back porch and pool area. Two parking spots including 1 covered carport.

18. 2018-11-20
    historical Pending Continue to Show 518-char remark

    Show marketing remark (518 chars)

    Well maintained 2BD, 2 1/2 Bath townhome fresh paint, new energy efficient windows, new rear french doors & front door, new SS dishwasher, fridge, microwave and fixtures. This 2 Bd model has larger rooms than most 3BD models and includes 2 large walk-in closets, large attic and tons of storage space. Entire downstairs done in black granite tile - great for entertaining with a loft overlooking the fireplace and french doors opening to a back porch and pool area. Two parking spots including 1 covered carport.

19. 2018-10-16
    listed $139,000 Active 518-char remark

    Show marketing remark (518 chars)

    Well maintained 2BD, 2 1/2 Bath townhome fresh paint, new energy efficient windows, new rear french doors & front door, new SS dishwasher, fridge, microwave and fixtures. This 2 Bd model has larger rooms than most 3BD models and includes 2 large walk-in closets, large attic and tons of storage space. Entire downstairs done in black granite tile - great for entertaining with a loft overlooking the fireplace and french doors opening to a back porch and pool area. Two parking spots including 1 covered carport.

20. 2018-10-16
    listed $139,000

    Show marketing remark (518 chars)

    Well maintained 2BD, 2 1/2 Bath townhome fresh paint, new energy efficient windows, new rear french doors & front door, new SS dishwasher, fridge, microwave and fixtures. This 2 Bd model has larger rooms than most 3BD models and includes 2 large walk-in closets, large attic and tons of storage space. Entire downstairs done in black granite tile - great for entertaining with a loft overlooking the fireplace and french doors opening to a back porch and pool area. Two parking spots including 1 covered carport.

21. 2001-05-01
    soldstatus $90,333
22. 2001-04-30
    soldstatus $90,333
23. 2001-02-22
    listed $94,900
24. 2001-02-22
    listed $94,900
25. 1995-09-29
    soldstatus $70,000
26. 1995-07-27
    listed $73,000
27. 1995-07-27
    listed $73,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$64/yr (+$5/mo · 7.2%)

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

Taxation est. · year 1

• Rental income: $19,082
• − Mortgage interest: −$9,719
• − Property taxes: −$890
• − Insurance: −$868
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$5,047
• Taxable loss: −$495
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,518/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

+137.7% since first listed

13 events — show timeline

• 2026-05-26 Listed $173,500 FSBO.com
• 2018-12-13 Sold (Public Records) $137,600 Public Records
• 2018-12-13 Sold (MLS) $137,500 GSREIN
• 2018-11-20 Contingent — GSREIN
• 2018-10-16 Listed $139,000 AcadianaMLS
• 2018-10-16 Listed $139,000 GSREIN
• 2001-05-01 Sold (Public Records) $90,333 Public Records
• 2001-04-30 Sold (MLS) $90,333 GSREIN
• 2001-02-22 Listed $94,900 GSREIN
• 2001-02-22 Listed $94,900 AcadianaMLS
• 1995-09-29 Sold (MLS) $70,000 GSREIN
• 1995-07-27 Listed $73,000 GSREIN
• 1995-07-27 Listed $73,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $890 · -23.3% YoY. Source: county tax records.