1500 W Esplanade Ave Unit 35D · Kenner, LA 70065

$128,000

3 bd · 2.0 ba · 1,725 sqft · Condo · 89 Days on market

Built 1981 $74/sqft · 19% below area Est $159k · 19% under $672/mo HOA · 36% of rent ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• 1% rule +9.8/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• 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

Welcome to this spacious three-bedroom, two-bath condo in Chardonnay Village! The thoughtfully designed layout features one bedroom and a full bath on the main level. The living, dining, and kitchen areas flow seamlessly together in an open-concept design, conducive for both everyday living and entertaining. The living room is highlighted by a cozy wood-burning fireplace with a mantel and recessed lighting, and offers plenty of space for a dining setup and comfortable seating. Additional storage is available with a generously sized closet tucked beneath the stairs, and a washer/dryer combo is included for your convenience. Step through the French doors to enjoy your own private, fenced patio. Upstairs, the oversized primary suite serves as a true retreat, featuring its own fireplace and recessed lighting. The ensuite bathroom includes a large vanity, an impressive 11-foot mirrored closet, and a separate area for the toilet and garden tub/shower. Sliding glass doors open to a private balcony, adding to the suite's appeal. The third bedroom connects to the primary suite, making it an excellent option for a nursery, home office, or dressing room. This space also includes an easily accessible storage closet. Close proximity to retail and grocery stores, restaurants, Lake Pontchartrain to the North with a boat launch, casino and convention/civic center and to the South is Rivertown and the Mississippi River.

Key facts

• Private fenced patio
• Private balcony
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• WOOD BURNING FIREPLACE
• PRIVATE FENCED PATIO
• OVERSIZED PRIMARY SUITE
• 11 FOOT MIRRORED CLOSET
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $-62 ($-744/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (7.0% below list).
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $119k (7.0% below list) — sets the bar for cash-flow.

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); 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $119,027 (7.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 1.48% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $158,860
• List price: $128,000
• Delta: -19.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.7%
• Equity multiple: 0.17×
• Total profit: $-29,794
• Equity at exit: $19,085

10-year hold

• IRR: -58.6%
• Equity multiple: -0.41×
• Total profit: $-50,662
• Equity at exit: $11,067

Cash invested: $35,840 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$672
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-62

Break-even live

Break-even rent $1,970

Max offer price $119,027

Occupancy floor 98%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	44d	1	0.03mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	44d	1	0.03mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	2d	1	0.03mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	3d	2	0.03mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	4d	1	0.18mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	44d	1	0.43mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	44d	1	0.46mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	4d	1	0.49mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.59mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	4d	1	0.60mi
4018 Arkansas Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.66mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	24d	1	0.67mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	3d	1	0.71mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	0.72mi
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	44d	1	0.72mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,395	$1.24	4d	1	0.72mi
1617 Newport Pl #23 Kenner, LA	2.0	1.5	1125	$1,400	$1.24	44d	1	0.72mi
1620 Newport Pl Kenner, LA	3.0	2.0	1450	$1,550	$1.07	4d	1	0.75mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.75mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	44d	1	0.75mi
1616 Newport Pl Unit A Kenner, LA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.75mi
1600 Newport Pl #4 Kenner, LA	3.0	2.0	1400	$1,550	$1.11	3d	1	0.76mi
1621 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.78mi
1625 42nd St Kenner, LA	3.0	2.0	1550	$1,550	$1.00	44d	1	0.79mi
49 Antigua Dr Unit C Kenner, LA	2.0	1.5	1150	$1,450	$1.26	44d	1	0.80mi
53 Antigua Dr Unit D Kenner, LA	2.0	1.5	1325	$1,500	$1.13	24d	1	0.80mi
4101 Delaware Ave Kenner, LA	2.0	1.5	1100	$1,499	$1.36	44d	1	0.81mi
4101 Delaware Ave #6 Kenner, LA	2.0	1.5	1050	$1,350	$1.29	24d	1	0.81mi
1717 42nd St Unit D Kenner, LA	3.0	2.0	1380	$1,550	$1.12	44d	1	0.84mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	4d	1	0.86mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	44d	1	0.87mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	44d	1	0.94mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	2d	1	0.94mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	21d	1	0.95mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	14d	1	0.98mi
4230 Chateau Blvd Unit C Kenner, LA	2.0	2.0	1100	$1,300	$1.18	24d	1	1.01mi
4144 Georgia Ave Unit D Kenner, LA	2.0	2.0	1050	$1,450	$1.38	24d	1	1.02mi
4212 Arbor Ct Unit D Kenner, LA	2.0	1.5	1079	$1,320	$1.22	44d	1	1.03mi
4145 Idaho Ave Unit D Kenner, LA	2.0	2.5	1200	$1,550	$1.29	44d	1	1.04mi
2150 42nd St Unit B310 Kenner, LA	2.0	2.0	1100	$1,495	$1.36	14d	1	1.07mi

HOA detail condo

• Monthly dues: $672 · $8,064/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $128,000 Active 89 DOM
2. 2026-06-17
   days on market $128,000 Active 88 DOM
3. 2026-06-16
   days on market $128,000 Active 87 DOM
4. 2026-06-15
   days on market $128,000 Active 86 DOM
5. 2026-06-13
   days on market $128,000 Active 84 DOM
6. 2026-06-10
   days on market $128,000 Active 81 DOM
7. 2026-06-09
   days on market $128,000 Active 80 DOM
8. 2026-06-08
   days on market $128,000 Active 79 DOM
9. 2026-06-07
   days on market $128,000 Active 78 DOM
10. 2026-06-03
    days on market $128,000 Active 74 DOM
11. 2026-06-02
    days on market $128,000 Active 73 DOM
12. 2026-06-01
    days on market $128,000 Active 72 DOM
13. 2026-05-31
    days on market $128,000 Active 71 DOM
14. 2026-03-21
    listed $128,000 Active 1426-char remark

    Show marketing remark (1432 chars)

    Welcome to this spacious three-bedroom, two-bath condo in Chardonnay Village! The thoughtfully designed layout features one bedroom and a full bath on the main level. The living, dining, and kitchen areas flow seamlessly together in an open-concept design, conducive for both everyday living and entertaining. The living room is highlighted by a cozy wood-burning fireplace with a mantel and recessed lighting, and offers plenty of space for a dining setup and comfortable seating. Additional storage is available with a generously sized closet tucked beneath the stairs, and a washer/dryer combo is included for your convenience. Step through the French doors to enjoy your own private, fenced patio. Upstairs, the oversized primary suite serves as a true retreat, featuring its own fireplace and recessed lighting. The ensuite bathroom includes a large vanity, an impressive 11-foot mirrored closet, and a separate area for the toilet and garden tub/shower. Sliding glass doors open to a private balcony, adding to the suite’s appeal. The third bedroom connects to the primary suite, making it an excellent option for a nursery, home office, or dressing room. This space also includes an easily accessible storage closet. Close proximity to retail and grocery stores, restaurants, Lake Pontchartrain to the North with a boat launch, casino and convention/civic center and to the South is Rivertown and the Mississippi River.

15. 2026-03-21
    listed $128,000 Active 1432-char remark

    Show marketing remark (1432 chars)

    Welcome to this spacious three-bedroom, two-bath condo in Chardonnay Village! The thoughtfully designed layout features one bedroom and a full bath on the main level. The living, dining, and kitchen areas flow seamlessly together in an open-concept design, conducive for both everyday living and entertaining. The living room is highlighted by a cozy wood-burning fireplace with a mantel and recessed lighting, and offers plenty of space for a dining setup and comfortable seating. Additional storage is available with a generously sized closet tucked beneath the stairs, and a washer/dryer combo is included for your convenience. Step through the French doors to enjoy your own private, fenced patio. Upstairs, the oversized primary suite serves as a true retreat, featuring its own fireplace and recessed lighting. The ensuite bathroom includes a large vanity, an impressive 11-foot mirrored closet, and a separate area for the toilet and garden tub/shower. Sliding glass doors open to a private balcony, adding to the suite’s appeal. The third bedroom connects to the primary suite, making it an excellent option for a nursery, home office, or dressing room. This space also includes an easily accessible storage closet. Close proximity to retail and grocery stores, restaurants, Lake Pontchartrain to the North with a boat launch, casino and convention/civic center and to the South is Rivertown and the Mississippi River.

16. 2024-01-26
    price $145,000
17. 2023-10-20
    listed $145,000 Active
18. 2006-01-26
    soldstatus $135,000
19. 2005-09-16
    listed $142,500
20. 2005-09-16
    listed $142,500

ⓘ 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: $22,702
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$8,064
• − Depreciation: −$3,724
• Taxable loss: −$2,448
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $-157/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

-10.2% since first listed

7 events — show timeline

• 2026-03-21 Listed $128,000 GSREIN
• 2026-03-21 Listed $128,000 AcadianaMLS
• 2024-01-26 Price Changed $145,000 GSREIN
• 2023-10-20 Listed $145,000 AcadianaMLS
• 2006-01-26 Sold (MLS) $135,000 GSREIN
• 2005-09-16 Listed $142,500 AcadianaMLS
• 2005-09-16 Listed $142,500 GSREIN