2229 Kenneth Dr · Violet, LA 70092

$92,600

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 701 Days on market

Built 1970 5,022 sqft lot $93/sqft · 41% below area Est $157k · 41% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks MLS

Great Opportunity to own this single-family home oozing with potential. This home was built in 1970 and features 3 bedrooms and 1 bathroom, with plenty of living space. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 5,022 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#269 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 701 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,488 (12.0% below list)

Questions for the listing agent

1. It's been on market 701 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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 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: 1.53% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.91%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (median comp): $157,426
• List price: $92,600
• Delta: -41.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2404 Kenneth Dr	0.11mi	3/1.5	1,000 (0%)	11mo	$40,000	$40	84
2321 Kenneth Dr	0.08mi	3/1.5	1,065 (+6%)	11mo	$145,000	$136	74
15 Victorian Ct	0.46mi	3/2.0	1,007 (+1%)	1mo	$154,000	$153	72
2213 Caluda Ln	0.14mi	3/2.0	1,087 (+9%)	10mo	$105,000	$97	66
2128 Guerra Dr	0.14mi	3/1.5	1,089 (+9%)	19mo	$85,000	$78	61
2609 Shannon Dr	0.37mi	3/1.0	1,093 (+9%)	12mo	$48,000	$44	57
2712 Guerra Dr	0.39mi	3/1.5	1,120 (+12%)	4mo	$70,000	$63	56
2509 Shannon Dr	0.36mi	3/2.0	1,119 (+12%)	6mo	$118,000	$105	55
3300 Daniel Dr	0.65mi	3/1.0	1,050 (+5%)	12mo	$114,000	$109	52
34 Jupiter Cir	0.60mi	3/1.0	1,050 (+5%)	19mo	$178,000	$170	48
5908 3rd St	0.66mi	2/1.0 (-1)	1,115 (+12%)	1mo	$145,000	$130	44
2013 Meraux Ln	0.58mi	3/1.0	1,068 (+7%)	22mo	$167,000	$156	43

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $10,977
• Equity at exit: $13,807

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $43,198
• Equity at exit: $8,006

Cash invested: $25,928 (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 70092

• Home prices YoY: -3.7%
• Active inventory: 53
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$486
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$39
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $407

Break-even live

Break-even rent $902

Max offer price $92,600

Occupancy floor 66%

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: $23,150
• Closing costs: $2,778
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Francis St Violet, LA	2.0	2.0	1350	$1,650	$1.22	43d	1	0.74mi
1924 Tusa Dr Violet, LA	2.0	1.0	800	$1,200	$1.50	23d	1	0.74mi

Listing history 24 events

1. 2026-06-18
   days on market $92,600 Active 701 DOM
2. 2026-06-17
   days on market $92,600 Active 700 DOM
3. 2026-06-16
   days on market $92,600 Active 699 DOM
4. 2026-06-15
   days on market $92,600 Active 698 DOM
5. 2026-06-13
   days on market $92,600 Active 696 DOM
6. 2026-06-10
   days on market $92,600 Active 693 DOM
7. 2026-06-09
   days on market $92,600 Active 692 DOM
8. 2026-06-08
   days on market $92,600 Active 691 DOM
9. 2026-06-07
   days on market $92,600 Active 690 DOM
10. 2026-06-03
    days on market $92,600 Active 686 DOM
11. 2026-06-02
    days on market $92,600 Active 685 DOM
12. 2026-06-01
    days on market $92,600 Active 684 DOM
13. 2026-05-31
    days on market $92,600 Active 683 DOM
14. 2024-07-16
    listed $92,600 Active 390-char remark

    Show marketing remark (381 chars)

    Great Opportunity to own this single-family home oozing with potential. This home was built in 1970 and features 3 bedrooms and 1 bathroom, with plenty of living space. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

15. 2024-07-16
    listed $92,600 Active 381-char remark

    Show marketing remark (381 chars)

    Great Opportunity to own this single-family home oozing with potential. This home was built in 1970 and features 3 bedrooms and 1 bathroom, with plenty of living space. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

16. 2009-03-06
    soldstatus $96,000
17. 2007-12-27
    soldstatus $17,500
18. 1999-09-27
    soldstatus $38,900
19. 1999-09-23
    soldstatus $38,900
20. 1999-03-28
    listed $39,900
21. 1999-03-28
    listed $39,900
22. 1994-03-28
    soldstatus $28,000
23. 1994-01-13
    listed $43,000
24. 1994-01-13
    listed $43,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,001
• − Mortgage interest: −$5,187
• − Property taxes: −$1,460
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,694
• Taxable income: $3,679
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $4,000/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)

No district data.

Livability — Violet

• Score: 59/100
• State rank: #269
• US rank: #19722

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Violet, LA
• City population: 6,784
• Population (ZIP): 6,784

Population outlook (St. Bernard County) Hauer SSP2

• Today (2025): 66,513 people
• By 2030: 77,768 · +16.9%
• By 2040: 101,296 · +52.3%
• By 2050: 125,770 · +89.1%
• By 2075: 188,160 · +182.9%
• By 2100: 239,339 · +259.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 46% Black 43% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Iranian 1% Hispanic 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · St. Bernard

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: +16.1pp toward D · 2008: -45.4pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+28.5 2016: R+33.4 2012: R+24.7 2008: R+45.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.36%
• Current HPI: 218.6728
• Rent YoY: —
• Metro: —
• 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

+115.3% since first listed

11 events — show timeline

• 2024-07-16 Listed $92,600 AcadianaMLS
• 2024-07-16 Listed $92,600 GSREIN
• 2009-03-06 Sold (Public Records) $96,000 Public Records
• 2007-12-27 Sold (Public Records) $17,500 Public Records
• 1999-09-27 Sold (Public Records) $38,900 Public Records
• 1999-09-23 Sold (MLS) $38,900 GSREIN
• 1999-03-28 Listed $39,900 GSREIN
• 1999-03-28 Listed $39,900 AcadianaMLS
• 1994-03-28 Sold (MLS) $28,000 GSREIN
• 1994-01-13 Listed $43,000 AcadianaMLS
• 1994-01-13 Listed $43,000 GSREIN

Property tax history

+1.0%/yr

Latest (2025): $1,460 · -0.7% YoY. Source: county tax records.