104 Avant Garde Cir #104 · Kenner, LA 70065

$140,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 22 Days on market

Built 1981 $547/mo HOA · 30% 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).

• Cash flow +13.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 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

SUPER UNIT WITH A LOFT AND TWO BEDROOM AND TWO BATHS. LAMINATE WOOD LOOKING FLOORS , SCREENED PATIO, FIREPLACE IN DEN / DINING AND DEN HAVE VAULTED CEILING . EAT IN KITCHEN. GREAT COMPLEX. BUS STOP ON CORNER, SHOPPING, LIBRARY, RESTAURANTS AND HOSPITAL. SWIM OR PLAY TENNIS. 2 POOLS, TENNIIS COURT, JACUZZI AND REC ROOM FOR RENT WHEN YOU ARE HAVING LARGE PARTIES

Key facts

• Screened patio
• Tennis court
• Vaulted ceiling

Tags

• SCREENED PATIO
• FIREPLACE IN DEN
• VAULTED CEILING
• EAT IN KITCHEN
• POOLS
• TENNIS COURT

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; no pet restrictions listed); Total units in building: 249
• HOA & community: Association: AVANT GARDE; Monthly association fee of $547; Association covers common areas and water; Community clubhouse; Community tennis courts; Common grounds/area

Exterior

• Parking: Driveway; On-site parking available
• Utilities: Public water; Public sewer
• Home design: Condo; 2 stories; Very good condition
• Construction: Aluminum siding; Asphalt shingle roof; Slab foundation; Built with multiple stories (total 3 listed)
• Exterior features: Balcony; Covered balcony/porch; Courtyard; Fenced; Tennis court(s); In-ground pool; Spa

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; High ceilings; Cable TV ready; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $3 ($35/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

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); Tom Benson School (math 11% / reading 14%, grade F, #546 of 646 statewide, top 85%, 753 students, 60% 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 32% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 9 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 $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 6.4

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: -21.0%
• Equity multiple: 0.30×
• Total profit: $-27,504
• Equity at exit: $20,874

10-year hold

• IRR: -30.8%
• Equity multiple: -0.10×
• Total profit: $-42,982
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$58
• HOA: −$547
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $3

Break-even live

Break-even rent $1,809

Max offer price $140,000

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $43	+0% $3	+5% $-37	+10% $-76
Rent	-10% $-140	-5% $-69	+0% $3	+5% $75	+10% $146
Rate	-1.0pp $73	-0.5pp $38	base $3	+0.5pp $-33	+1.0pp $-70

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	16d	1	0.03mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	4d	1	0.03mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	3d	1	0.35mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	45d	1	0.50mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	45d	1	0.51mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	6d	1	0.56mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	23d	1	0.56mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	45d	1	0.56mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	45d	1	0.63mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,325	$1.42	3d	1	0.63mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	25d	1	0.64mi
3655 Loyola Dr Unit E446 Kenner, LA	1.0	1.0	1008	$1,870	$1.86	25d	1	0.64mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	25d	1	0.64mi
3655 Loyola Dr Unit D434 Kenner, LA	1.0	1.0	990	$1,905	$1.92	45d	1	0.64mi
3655 Loyola Dr Unit E143 Kenner, LA	1.0	1.0	990	$1,930	$1.95	45d	1	0.64mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,320	$1.70	3d	1	0.64mi
3655 Loyola Dr Unit E245 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	45d	1	0.64mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	45d	1	0.64mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	45d	1	0.64mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,305	$1.69	3d	1	0.64mi
3655 Loyola Dr Unit F158 Kenner, LA	2.0	2.0	1367	$2,445	$1.79	16d	1	0.64mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	3d	1	0.64mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	16d	1	0.64mi
3655 Loyola Dr Apt E452 Kenner, LA	1.0	1.0	990	$1,915	$1.93	5d	1	0.64mi
3655 Loyola Dr Unit E148 Kenner, LA	1.0	1.0	1008	$1,895	$1.88	25d	1	0.64mi
3655 Loyola Dr Unit F455 Kenner, LA	1.0	1.0	950	$1,895	$1.99	45d	1	0.64mi
3655 Loyola Dr Unit F254 Kenner, LA	1.0	1.0	950	$1,860	$1.96	25d	1	0.64mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,895	$1.99	6d	1	0.69mi
3655 Loyola Dr Unit E352 Kenner, LA	1.0	1.0	990	$1,905	$1.92	6d	1	0.69mi
3655 Loyola Dr Unit E249 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	6d	1	0.69mi
3655 Loyola Dr Unit E152 Kenner, LA	1.0	1.0	990	$1,880	$1.90	25d	1	0.69mi
3655 Loyola Dr Unit F465 Kenner, LA	1.0	1.0	950	$1,845	$1.94	25d	1	0.69mi
3655 Loyola Dr Unit E251 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	23d	1	0.69mi
3655 Loyola Dr Unit F460 Kenner, LA	2.0	2.0	1330	$2,280	$1.71	3d	1	0.69mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	45d	1	0.71mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	45d	1	0.72mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$1,700	$1.07	45d	1	0.75mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	4d	2	0.75mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	3d	1	0.75mi
3600 W Loyola Dr Unit 271 Kenner, LA	2.0	2.0	1586	$1,855	$1.17	3d	1	0.78mi

HOA detail condo

• Monthly dues: $547 · $6,564/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $140,000 Active 22 DOM
2. 2026-06-18
   days on market $140,000 Active 19 DOM
3. 2026-06-17
   days on market $140,000 Active 18 DOM
4. 2026-06-16
   days on market $140,000 Active 17 DOM
5. 2026-06-15
   days on market $140,000 Active 16 DOM
6. 2026-06-13
   days on market $140,000 Active 14 DOM
7. 2026-06-10
   days on market $140,000 Active 11 DOM
8. 2026-06-09
   days on market $140,000 Active 10 DOM
9. 2026-06-08
   days on market $140,000 Active 9 DOM
10. 2026-06-07
    days on market $140,000 Active 8 DOM
11. 2026-06-03
    days on market $140,000 Active 4 DOM
12. 2026-06-02
    days on market $140,000 Active 3 DOM
13. 2026-06-01
    days on market $140,000 Active 2 DOM
14. 2026-05-31
    remarks 364-char remark
15. 2026-05-31
    listed $140,000 Active 1 DOM

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,756
• − Mortgage interest: −$7,842
• − Property taxes: −$1,078
• − Insurance: −$700
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$6,564
• − Depreciation: −$4,073
• Taxable loss: −$1,982
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $510/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

+107.4% since first listed

11 events — show timeline

• 2026-05-29 Listed $140,000 GSREIN
• 2026-05-29 Listed $140,000 AcadianaMLS
• 2016-07-06 Listing Removed — GSREIN
• 2016-04-04 Listed $122,900 GSREIN
• 2013-05-30 Listed $124,900 GSREIN
• 2012-09-21 Listed $129,900 GSREIN
• 2011-10-31 Listed $127,900 GSREIN
• 2011-10-31 Listed $127,900 AcadianaMLS
• 2010-11-29 Listed $129,985 GSREIN
• 1996-01-15 Sold (MLS) $65,000 GSREIN
• 1995-11-20 Listed $67,500 GSREIN

Property tax history

+2.0%/yr

Latest (2025): $1,078 · -0.4% YoY. Source: county tax records.