3120 Augusta St · Kenner, LA 70065

$190,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 100 Days on market

Built 1989 4,800 sqft lot $119/sqft · 31% below area Est $277k · 31% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• 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

First time Home Owner or Investment Property. Don't hesitate to make this your own!

Key facts

• 4,800 sq ft lot
• Parking
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (1.3% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents falling (-4.2%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($173k) 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 $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $276,813
• List price: $190,000
• Delta: -31.36%
• 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
937 Ronson Ave	0.12mi	3/2.0	1,568 (-2%)	6mo	$172,000	$110	82
845 Dolphin Ct	0.32mi	4/2.0 (+1)	1,616 (+1%)	5mo	$287,000	$178	70
817 31st St	0.17mi	4/2.5 (+1)	1,723 (+8%)	2mo	$332,000	$193	67
3141 Ohio St	0.25mi	3/2.0	1,450 (-9%)	2mo	$182,000	$126	67
3318 Cannes Pl	0.38mi	3/2.0	1,700 (+6%)	6mo	$215,000	$126	63
1215 31 Street St	0.19mi	4/2.0 (+1)	1,415 (-12%)	1mo	$120,000	$85	62
3244 Continental Dr	0.48mi	3/2.0	1,472 (-8%)	0mo	$214,000	$145	60
3287 Chateau Blvd	0.38mi	3/2.0	1,434 (-10%)	3mo	$269,900	$188	58
828 Libra Ln	0.31mi	3/2.0	1,450 (-9%)	10mo	$250,000	$172	58
3283 Chateau Blvd	0.37mi	3/2.0	1,461 (-9%)	10mo	$259,000	$177	56
3124 Utah St	0.44mi	3/2.0	1,800 (+12%)	6mo	$305,000	$169	50
415 Georgetown Dr	0.64mi	4/2.0 (+1)	1,422 (-11%)	10mo	$179,900	$127	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,653
• Equity at exit: $28,330

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-6,357
• Equity at exit: $16,428

Cash invested: $53,200 (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: 293
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$996
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $341

Break-even live

Break-even rent $1,443

Max offer price $190,000

Occupancy floor 77%

Sensitivity live

Price	-10% $448	-5% $395	+0% $341	+5% $287	+10% $233
Rent	-10% $193	-5% $267	+0% $341	+5% $415	+10% $489
Rate	-1.0pp $436	-0.5pp $389	base $341	+0.5pp $292	+1.0pp $241

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3127 Marietta St Kenner, LA	3.0	1.0	1600	$1,600	$1.00	45d	1	0.12mi
3136 Lexington Ave Kenner, LA	4.0	3.0	1722	$2,300	$1.34	25d	1	0.21mi
3318 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	45d	1	0.36mi
2759 Albany St Unit B Kenner, LA	3.0	2.0	1250	$1,500	$1.20	45d	1	0.44mi
3345 Cannes Pl Kenner, LA	3.0	2.0	1923	$2,700	$1.40	45d	1	0.44mi
2755 Albany St Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	45d	1	0.45mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	45d	1	0.45mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	45d	1	0.46mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	45d	1	0.46mi
2723 Tifton Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	0.48mi
2714 Tifton St Kenner, LA	3.0	2.0	1275	$1,800	$1.41	45d	1	0.51mi
2752 Jasper St Unit A Kenner, LA	3.0	1.5	1400	$1,450	$1.04	45d	1	0.51mi
2710 Helena St Kenner, LA	3.0	1.5	1400	$1,200	$0.86	15d	1	0.51mi
2700 Helena St Kenner, LA	3.0	1.5	1355	$1,700	$1.25	45d	1	0.53mi
2755 Huntsville St Apt C Kenner, LA	3.0	2.0	1216	$1,575	$1.30	5d	1	0.56mi
2755 Huntsville St Unit B Kenner, LA	3.0	1.5	1500	$1,650	$1.10	45d	1	0.56mi
2611 Augusta St Kenner, LA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.65mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	45d	1	0.67mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	4d	1	0.74mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	15d	1	0.75mi
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	0.77mi
2617 Phoenix St Kenner, LA	3.0	2.0	1350	$1,800	$1.33	45d	1	0.78mi
511 27th St Kenner, LA	3.0	2.0	1200	$1,575	$1.31	5d	1	0.79mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	45d	1	0.80mi
1500 W Esplanade Ave Unit 29D Kenner, LA	3.0	2.0	1725	$1,900	$1.10	3d	1	0.80mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	45d	1	0.80mi
1500 W Esplanade Ave Kenner, LA	3.0	2.0	1725	$1,750	$1.01	4d	2	0.80mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	5d	1	0.87mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	45d	1	0.87mi
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	4d	1	0.91mi
2804 Salem St Kenner, LA	2.0	2.0	1450	$1,400	$0.97	45d	1	0.92mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	5d	1	0.92mi
3423 Delaware Ave Kenner, LA	4.0	2.0	1215	$1,800	$1.48	5d	1	0.93mi
2838 Kingston St Unit A Kenner, LA	3.0	1.5	1500	$1,600	$1.07	5d	1	0.96mi
135 27th St Kenner, LA	3.0	2.0	1205	$1,200	$1.00	5d	1	1.10mi
129 Auburn Pl Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	1.12mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	4d	1	1.12mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	3d	1	1.12mi
2604 Richland St Unit 1 Kenner, LA	3.0	2.0	1442	$1,500	$1.04	5d	1	1.14mi
2611 Richland St Kenner, LA	3.0	2.5	1443	$2,200	$1.52	3d	1	1.16mi

Listing history 17 events

1. 2026-06-21
   days on market $190,000 Active 100 DOM
2. 2026-06-18
   days on market $190,000 Active 97 DOM
3. 2026-06-17
   days on market $190,000 Active 96 DOM
4. 2026-06-16
   days on market $190,000 Active 95 DOM
5. 2026-06-15
   days on market $190,000 Active 94 DOM
6. 2026-06-13
   days on market $190,000 Active 92 DOM
7. 2026-06-10
   days on market $190,000 Active 89 DOM
8. 2026-06-09
   days on market $190,000 Active 88 DOM
9. 2026-06-08
   days on market $190,000 Active 87 DOM
10. 2026-06-07
    days on market $190,000 Active 86 DOM
11. 2026-06-03
    days on market $190,000 Active 82 DOM
12. 2026-06-02
    days on market $190,000 Active 81 DOM
13. 2026-06-01
    days on market $190,000 Active 80 DOM
14. 2026-05-31
    days on market $190,000 Active 79 DOM
15. 2026-02-16
    listed $190,000 Active 83-char remark

    Show marketing remark (83 chars)

    First time Home Owner or Investment Property. Don't hesitate to make this your own!

16. 2026-02-16
    listed $190,000 Active 83-char remark

    Show marketing remark (83 chars)

    First time Home Owner or Investment Property. Don't hesitate to make this your own!

17. 1989-12-01
    soldstatus

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$270/yr (+$23/mo · 34.9%)

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

Taxation est. · year 1

• Rental income: $22,495
• − Mortgage interest: −$10,643
• − Property taxes: −$775
• − Insurance: −$950
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,527
• Taxable income: $1,001
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $3,850/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

+0.0% since first listed

3 events — show timeline

• 2026-02-16 Listed $190,000 AcadianaMLS
• 2026-02-16 Listed $190,000 GSREIN
• 1989-12-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $775 · -0.4% YoY. Source: county tax records.