731-33 Minor St · Kenner, LA 70062

$168,900

4 bd · 2.0 ba · 1,460 sqft · MultiFamily · 17 Days on market

Built 1963 Fair condition 7,405 sqft lot Est $133k · 27% over

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Why this score? — see what drove the C+ 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 +9.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• 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
• 7,405 sq ft lot

Tags

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

Property features AI

Finance

• Financial info: Two-unit property; Unit 733 listed with $500 actual and total rent

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Energy-efficient features: insulation, water heater, efficient windows
• Home design: Single-story building
• Construction: Brick construction; Shingle roof; Slab foundation; Built condition average
• Exterior features: Fence; City lot with rectangular shape (50 x 150)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (Unit 731 and Unit 733)
• Bathrooms: Each unit has one full bathroom (2 full bathrooms total)
• Heating & cooling: Window cooling units; Ductless heating; Wall furnace
• Interior features: Average condition
• Laundry & utility: Tenant pays electricity, gas, and water

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 $733 ($9k/yr) — positive. Per door: $366/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.
• Zoned schools: Airline Park Academy For Advanced Studies (math 92% / reading 92%, grade A+, #3 of 646 statewide, top 0%, 418 students, 16% FRL); T.H. Harris Middle School (math 8% / reading 24%, grade F, #180 of 218 statewide, top 83%, 707 students, 61% FRL); East Jefferson High School (math 18% / reading 35%, grade F, #148 of 265 statewide, top 56%, 1,348 students, 55% FRL) — zoned schools average 44% FRL vs 70% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 45% at this address vs 29% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Jefferson Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 91 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,405/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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 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.

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $132,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Ninth St	0.24mi	4/2.0	1,426 (-2%)	11mo	$130,000	$91	76

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $19,335
• Equity at exit: $25,184

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $77,075
• 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: $2,405 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,534/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $733

Break-even live

Break-even rent $1,478

Max offer price $168,900

Occupancy floor 65%

Sensitivity live

Price	-10% $849	-5% $791	+0% $733	+5% $674	+10% $616
Rent	-10% $543	-5% $638	+0% $733	+5% $828	+10% $923
Rate	-1.0pp $818	-0.5pp $776	base $733	+0.5pp $689	+1.0pp $644

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,406
Total (2 units)			$2,405

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: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	25d	1	0.55mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	45d	1	0.55mi
621 S Bengal Rd Metairie, LA	3.0	2.0	900	$1,600	$1.78	5d	1	0.73mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	25d	1	0.77mi
2127 Connecticut Ave Unit A Kenner, LA	3.0	2.0	1310	$2,000	$1.53	45d	1	1.11mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	16d	1	1.13mi
1001 Minnesota Ave Kenner, LA	3.0	2.0	1800	$2,100	$1.17	45d	1	1.24mi
216 Trudeau Dr Metairie, LA	4.0	3.0	1825	$2,800	$1.53	6d	1	1.29mi
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	3d	1	1.37mi
1712 Michigan Ave Kenner, LA	3.0	1.0	1068	$1,900	$1.78	46d	1	1.41mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	16d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $168,900 Active 17 DOM
2. 2026-06-18
   days on market $168,900 Active 14 DOM
3. 2026-06-17
   days on market $168,900 Active 13 DOM
4. 2026-06-16
   days on market $168,900 Active 12 DOM
5. 2026-06-15
   days on market $168,900 Active 11 DOM
6. 2026-06-13
   days on market $168,900 Active 9 DOM
7. 2026-06-10
   days on market $168,900 Active 6 DOM
8. 2026-06-09
   days on market $168,900 Active 5 DOM
9. 2026-06-08
   days on market $168,900 Active 4 DOM
10. 2026-06-07
    remarks 562-char remark
11. 2026-06-07
    listed $168,900 Active 3 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: $28,860
• − Mortgage interest: −$9,461
• − Property taxes: −$2,534
• − Insurance: −$844
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$4,913
• Taxable income: $6,490
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $7,235/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 in South Kenner requires moderate renovations to its kitchens and bathrooms, along with HVAC updates, to significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and outdated design
• Major Bathroom fixtures — Worn and outdated
• Major Kitchen flooring — Worn and outdated
• Major Bathroom flooring — Worn and outdated

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase the home's appeal to buyers
• Resale Bathroom renovation — Upgraded bathrooms with new fixtures and tile can attract more buyers and increase the home's value
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and outdated design	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Kitchen flooring · Worn and outdated	Major	$15,000–50,000
Bathroom flooring · Worn and outdated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase the home's appeal to buyers ↑
• Resale Bathroom renovation — Upgraded bathrooms with new fixtures and tile can attract more buyers and increase the home's value ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to both buyers and renters ↑

ⓘ 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

• 2026-06-04 Listed $168,900 AcadianaMLS
• 2026-06-04 Listed $168,900 GSREIN