728 Village Rd Unit G · Kenner, LA 70065

$160,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 91 Days on market

Built 1983 $145/sqft · 29% below area Est $224k · 29% under $442/mo HOA · 25% of rent

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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 +8.0/30.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A SINGLE CAR GARAGE AND A STORAGE CLOSET IS WHAT YOU GET WITH THIS 2 BEDROOM 2 BATH CONDO, DEN WITH FIREPLACE AND VAULTED CEILING, GALLEY KITCHEN AND DINING AREA. LAUNDRY ROOM WITH FULL SIZE WASHER AND DRYER. LAMINATE WOOD STYLE FLOORING. FRESHLY PAINTED THRU OUT . ALL BLINDS ON WINDOWS.WINDOWS ARE NEWER BALCONY WAS RE-BUILT AND PAINTED OVERLOOKING THE TREES AND POOL AREA AND CABANA. THIS IS IN THE GATED AREA OF THE COMPLEX. PLENTY OF PARKING. ALSO AS A BONUES YOU GET AND OUTSIDE STORAGE CLOSET. FLOORING IN BEDROOMS ARE NEW. MY LAST TENANT WAS THERE 14 YEARS. TERRIFIC LOCATION.

Key facts

• Single car garage
• Galley kitchen
• Laundry room

Tags

• SINGLE CAR GARAGE
• STORAGE CLOSET
• DEN WITH FIREPLACE
• GALLEY KITCHEN
• DINING AREA
• LAUNDRY ROOM

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$224,478) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (15.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $136k (15.0% 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.
• Zoned schools: A.C. Alexander School (math 26% / reading 39%, grade F, #300 of 646 statewide, top 47%, 680 students, 59% 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); 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 9597% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $97k; list at $160k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $136,058 (15.0% 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 91 days. Have you received any prior offers? Is the seller open to a 15% 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: 1.09% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 7.6

CMA / ARV

• ARV (median comp): $224,478
• List price: $160,000
• Delta: -28.72%
• 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: -28.6%
• Equity multiple: 0.08×
• Total profit: $-41,295
• Equity at exit: $23,857

10-year hold

• IRR: -58.1%
• Equity multiple: -0.52×
• Total profit: $-68,134
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$442
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-165

Break-even live

Break-even rent $1,959

Max offer price $136,058

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-110	+0% $-165	+5% $-221	+10% $-276
Rent	-10% $-304	-5% $-235	+0% $-165	+5% $-96	+10% $-27
Rate	-1.0pp $-85	-0.5pp $-125	base $-165	+0.5pp $-207	+1.0pp $-249

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	45d	1	0.04mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	4d	1	0.29mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	16d	1	0.29mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	45d	1	0.35mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	45d	1	0.48mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$1,700	$1.07	45d	1	0.52mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	45d	1	0.67mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	23d	1	0.67mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	6d	1	0.67mi
4129 Chateau Blvd Unit C Kenner, LA	2.0	1.5	1400	$1,425	$1.02	6d	1	0.72mi
604 Vintage Dr Unit C Kenner, LA	2.0	2.5	1200	$1,350	$1.12	45d	1	0.74mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,325	$1.42	4d	1	0.75mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	45d	1	0.75mi
3655 Loyola Dr Unit E446 Kenner, LA	1.0	1.0	1008	$1,870	$1.86	25d	1	0.79mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	25d	1	0.79mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	25d	1	0.79mi
3655 Loyola Dr Unit D434 Kenner, LA	1.0	1.0	990	$1,905	$1.92	45d	1	0.79mi
3655 Loyola Dr Unit E143 Kenner, LA	1.0	1.0	990	$1,930	$1.95	45d	1	0.79mi
3655 Loyola Dr Unit E245 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	45d	1	0.79mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	45d	1	0.79mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	45d	1	0.79mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,305	$1.69	3d	1	0.79mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	16d	1	0.79mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,320	$1.70	3d	1	0.79mi
3655 Loyola Dr Unit F254 Kenner, LA	1.0	1.0	950	$1,860	$1.96	25d	1	0.79mi
3655 Loyola Dr Unit E148 Kenner, LA	1.0	1.0	1008	$1,895	$1.88	25d	1	0.79mi
3655 Loyola Dr Apt E452 Kenner, LA	1.0	1.0	990	$1,915	$1.93	5d	1	0.79mi
3655 Loyola Dr Unit F455 Kenner, LA	1.0	1.0	950	$1,895	$1.99	45d	1	0.79mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	3d	1	0.79mi
3655 Loyola Dr Unit F158 Kenner, LA	2.0	2.0	1367	$2,445	$1.79	16d	1	0.79mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	22d	1	0.81mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,895	$1.99	6d	1	0.83mi
3655 Loyola Dr Unit E352 Kenner, LA	1.0	1.0	990	$1,905	$1.92	6d	1	0.83mi
3655 Loyola Dr Unit F465 Kenner, LA	1.0	1.0	950	$1,845	$1.94	25d	1	0.83mi
3655 Loyola Dr Unit F460 Kenner, LA	2.0	2.0	1330	$2,280	$1.71	3d	1	0.83mi
3655 Loyola Dr Unit E152 Kenner, LA	1.0	1.0	990	$1,880	$1.90	25d	1	0.83mi
3655 Loyola Dr Unit E251 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	23d	1	0.83mi
3655 Loyola Dr Unit E249 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	6d	1	0.83mi
4204 Chateau Blvd Unit A Kenner, LA	2.0	1.5	1100	$1,300	$1.18	45d	1	0.84mi
4204 Asher Ct Apt D Kenner, LA	2.0	1.5	1250	$1,250	$1.00	16d	1	0.85mi

HOA detail condo

• Monthly dues: $442 · $5,304/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 91 DOM
2. 2026-06-18
   days on market $160,000 Active 88 DOM
3. 2026-06-17
   days on market $160,000 Active 87 DOM
4. 2026-06-16
   days on market $160,000 Active 86 DOM
5. 2026-06-15
   days on market $160,000 Active 85 DOM
6. 2026-06-13
   days on market $160,000 Active 83 DOM
7. 2026-06-10
   days on market $160,000 Active 80 DOM
8. 2026-06-09
   days on market $160,000 Active 79 DOM
9. 2026-06-08
   days on market $160,000 Active 78 DOM
10. 2026-06-07
    days on market $160,000 Active 77 DOM
11. 2026-06-03
    days on market $160,000 Active 73 DOM
12. 2026-06-02
    days on market $160,000 Active 72 DOM
13. 2026-06-01
    days on market $160,000 Active 71 DOM
14. 2026-05-31
    days on market $160,000 Active 70 DOM
15. 2026-05-12
    listed $1,650
16. 2026-03-22
    listed $160,000 Active 584-char remark

    Show marketing remark (584 chars)

    A SINGLE CAR GARAGE AND A STORAGE CLOSET IS WHAT YOU GET WITH THIS 2 BEDROOM 2 BATH CONDO, DEN WITH FIREPLACE AND VAULTED CEILING, GALLEY KITCHEN AND DINING AREA. LAUNDRY ROOM WITH FULL SIZE WASHER AND DRYER. LAMINATE WOOD STYLE FLOORING. FRESHLY PAINTED THRU OUT . ALL BLINDS ON WINDOWS.WINDOWS ARE NEWER BALCONY WAS RE-BUILT AND PAINTED OVERLOOKING THE TREES AND POOL AREA AND CABANA. THIS IS IN THE GATED AREA OF THE COMPLEX. PLENTY OF PARKING. ALSO AS A BONUES YOU GET AND OUTSIDE STORAGE CLOSET. FLOORING IN BEDROOMS ARE NEW. MY LAST TENANT WAS THERE 14 YEARS. TERRIFIC LOCATION.

17. 2023-12-22
    historical $1,400
18. 2023-11-12
    price $1,400
19. 2023-10-20
    listed $1,500
20. 2013-04-19
    soldstatus $97,000 384-char remark

    Show marketing remark (384 chars)

    Totally redone unit, new HVAC a/c and heat unit. new flooring throughout, freshly painted, balcony over looks pool. double insulated windows. cabana area outside for bar-b-Q and parties. condo fee includes water and insurance, must see. fireplace. garden tub. washer dryer hook ups. new dishwasher. owner will install stove or give allowance. owner very motivated, bring all offers!!!

21. 2012-07-28
    listed $115,000 384-char remark

    Show marketing remark (384 chars)

    Totally redone unit, new HVAC a/c and heat unit. new flooring throughout, freshly painted, balcony over looks pool. double insulated windows. cabana area outside for bar-b-Q and parties. condo fee includes water and insurance, must see. fireplace. garden tub. washer dryer hook ups. new dishwasher. owner will install stove or give allowance. owner very motivated, bring all offers!!!

22. 2012-07-28
    listed $115,000

    Show marketing remark (384 chars)

    Totally redone unit, new HVAC a/c and heat unit. new flooring throughout, freshly painted, balcony over looks pool. double insulated windows. cabana area outside for bar-b-Q and parties. condo fee includes water and insurance, must see. fireplace. garden tub. washer dryer hook ups. new dishwasher. owner will install stove or give allowance. owner very motivated, bring all offers!!!

ⓘ 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: $20,996
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$5,304
• − Depreciation: −$4,655
• Taxable loss: −$4,484
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-909/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

-98.6% since first listed

8 events — show timeline

• 2026-05-12 Listed for Rent $1,650 GSREIN
• 2026-03-22 Listed $160,000 AcadianaMLS
• 2023-12-22 Rental Removed $1,400 GSREIN
• 2023-11-12 Price Changed $1,400 GSREIN
• 2023-10-20 Listed for Rent $1,500 GSREIN
• 2013-04-19 Sold (MLS) $97,000 GSREIN
• 2012-07-28 Listed $115,000 AcadianaMLS
• 2012-07-28 Listed $115,000 GSREIN