2228 Kentucky Ave · Kenner, LA 70062

$170,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily · 164 Days on market

Built 1975 5,998 sqft lot $148/sqft · 24% below area Est $224k · 24% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all buyers looking to add their personal touch! Located in a well-established neighborhood just off Roosevelt, this home offers incredible convenience. You'll find easy access to I-10, a local hospital, the airport, and various shopping areas, making everyday errands and travel a breeze.Inside, this carpet-free home features 3 bedrooms and 1 bathroom, along with a spacious and bright den filled with natural light from large windows. This property is brimming with potential and is just waiting for you to infuse it with your personal style and updates.Don't miss the opportunity to see the possibilities this home has to offer!

Key facts

• Carpet-free home
• Airport
• Local hospital

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO I-10
• LOCAL HOSPITAL
• AIRPORT
• VARIOUS SHOPPING AREAS
• CARPET-FREE HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 91 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); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 164 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (median comp): $223,712
• List price: $170,000
• Delta: -24.01%
• 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
2216 Iowa Ave	0.12mi	3/1.0	1,100 (-4%)	3mo	$170,000	$155	85
2403 Kentucky Ave	0.22mi	3/1.0	1,171 (+2%)	4mo	$130,000	$111	84
2113 Minnesota Ave	0.35mi	3/2.0	1,151 (+0%)	0mo	$260,000	$226	79
2032 Roosevelt Blvd	0.25mi	3/1.0	1,066 (-7%)	2mo	$192,500	$181	75
2012 Kansas Ave	0.26mi	3/2.0	1,070 (-7%)	0mo	$245,000	$229	72
2521 Mississippi Ave	0.57mi	3/1.0	1,130 (-2%)	1mo	$220,000	$195	70
2525 Mississippi Ave	0.58mi	3/1.0	1,110 (-4%)	4mo	$225,000	$203	63
2529 Michigan Ave	0.52mi	3/2.0	1,129 (-2%)	7mo	$259,900	$230	62
2135 Delaware Ave	0.57mi	2/1.0 (-1)	1,190 (+4%)	7mo	$110,000	$92	56
8817 25th St	0.51mi	3/1.0	1,290 (+12%)	0mo	$216,300	$168	56
1701 Missouri Ave	0.46mi	3/2.0	1,300 (+13%)	6mo	$240,000	$185	48
1516 N Starrett Rd	0.75mi	3/1.0	1,289 (+12%)	5mo	$180,000	$140	41

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,899
• Equity at exit: $25,348

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $20,442
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$891
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $325

Break-even live

Break-even rent $1,330

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $421	-5% $373	+0% $325	+5% $277	+10% $229
Rent	-10% $187	-5% $256	+0% $325	+5% $394	+10% $463
Rate	-1.0pp $411	-0.5pp $368	base $325	+0.5pp $281	+1.0pp $236

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Michigan Ave Kenner, LA	3.0	1.0	1068	$1,900	$1.78	45d	1	0.32mi
2013 Minnesota Ave Kenner, LA	4.0	2.0	1300	$2,000	$1.54	22d	1	0.34mi
2463 Idaho Ave Kenner, LA	2.0	1.5	1200	$1,550	$1.29	25d	1	0.40mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	15d	1	0.47mi
8817 25th St Metairie, LA	3.0	1.0	1390	$2,100	$1.51	5d	1	0.48mi
2002 Georgia Ave Kenner, LA	2.0	1.0	720	$1,500	$2.08	4d	1	0.49mi
2002 Georgia Ave Kenner, LA	2.0	1.0	720	$1,500	$2.08	4d	1	0.49mi
1913 Indiana Ave Kenner, LA	2.0	1.0	800	$995	$1.24	25d	1	0.52mi
1001 Maine Ave Kenner, LA	2.0	1.0	985	$1,600	$1.62	45d	1	0.53mi
2127 Connecticut Ave Unit A Kenner, LA	3.0	2.0	1310	$2,000	$1.53	45d	1	0.66mi
1711 Moisant St Kenner, LA	2.0	1.0	1097	$1,575	$1.44	5d	1	0.66mi
1709 N Atlanta St Metairie, LA	3.0	1.5	1007	$1,800	$1.79	15d	1	0.68mi
1217 N Cumberland St Metairie, LA	3.0	1.0	1022	$2,100	$2.05	5d	1	0.73mi
2916 Maine Ave Unit A Kenner, LA	2.0	1.5	975	$1,200	$1.23	25d	1	0.92mi
2921 Indiana Ave Unit 3 Kenner, LA	2.0	1.5	1300	$1,395	$1.07	4d	1	0.92mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	45d	1	0.93mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	25d	1	0.93mi
1311 Moisant St Kenner, LA	2.0	1.0	788	$1,650	$2.09	45d	1	0.93mi
2606 Longwood Dr Metairie, LA	3.0	2.0	1200	$2,000	$1.67	25d	1	0.98mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	25d	1	0.98mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	15d	1	1.05mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	15d	1	1.05mi
929 Compromise St Kenner, LA	2.0	1.0	1500	$1,400	$0.93	25d	1	1.21mi
927 Compromise St Unit A Kenner, LA	2.0	1.0	1300	$1,100	$0.85	25d	1	1.21mi
914 Compromise St Kenner, LA	2.0	1.0	805	$1,350	$1.68	4d	1	1.21mi
914 Compromise St Kenner, LA	2.0	1.0	805	$1,350	$1.68	4d	1	1.21mi
2714 Tifton St Kenner, LA	3.0	2.0	1275	$1,800	$1.41	45d	1	1.25mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	45d	1	1.26mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	45d	1	1.26mi
512 N Howard Ave Metairie, LA	2.0	1.0	1000	$1,650	$1.65	5d	1	1.26mi
2700 Helena St Kenner, LA	3.0	1.5	1355	$1,700	$1.25	45d	1	1.28mi
2723 Tifton Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	1.28mi
2710 Helena St Kenner, LA	3.0	1.5	1400	$1,200	$0.86	15d	1	1.29mi
2611 Augusta St Kenner, LA	3.0	2.0	1300	$1,900	$1.46	45d	1	1.30mi
6801 Veterans Blvd Metairie, LA	1.0–3.0	1.0–2.0	985	$1,701	$1.73	3d	27	1.34mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	45d	1	1.35mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	45d	1	1.39mi
3304 Delaware Ave Unit B Kenner, LA	2.0	1.5	1100	$1,295	$1.18	5d	1	1.41mi
3308 Delaware Ave Unit C Kenner, LA	2.0	1.5	1125	$1,400	$1.24	45d	1	1.42mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	45d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $170,000 Active 164 DOM
2. 2026-06-18
   price $170,000 Active 161 DOM
3. 2026-06-18
   days on market $175,000 Active 161 DOM
4. 2026-06-17
   days on market $175,000 Active 160 DOM
5. 2026-06-16
   days on market $175,000 Active 159 DOM
6. 2026-06-15
   days on market $175,000 Active 158 DOM
7. 2026-06-13
   days on market $175,000 Active 156 DOM
8. 2026-06-10
   days on market $175,000 Active 153 DOM
9. 2026-06-09
   days on market $175,000 Active 152 DOM
10. 2026-06-08
    days on market $175,000 Active 151 DOM
11. 2026-06-07
    days on market $175,000 Active 150 DOM
12. 2026-06-03
    days on market $175,000 Active 146 DOM
13. 2026-06-02
    days on market $175,000 Active 145 DOM
14. 2026-06-01
    days on market $175,000 Active 144 DOM
15. 2026-05-31
    days on market $175,000 Active 143 DOM
16. 2026-04-21
    price $175,000 639-char remark

    Show marketing remark (641 chars)

    Calling all buyers looking to add their personal touch! Located in a well-established neighborhood just off Roosevelt, this home offers incredible convenience. You'll find easy access to I-10, a local hospital, the airport, and various shopping areas, making everyday errands and travel a breeze. Inside, this carpet-free home features 3 bedrooms and 1 bathroom, along with a spacious and bright den filled with natural light from large windows. This property is brimming with potential and is just waiting for you to infuse it with your personal style and updates. Don't miss the opportunity to see the possibilities this home has to offer!

17. 2026-04-21
    price $175,000 641-char remark

    Show marketing remark (641 chars)

    Calling all buyers looking to add their personal touch! Located in a well-established neighborhood just off Roosevelt, this home offers incredible convenience. You'll find easy access to I-10, a local hospital, the airport, and various shopping areas, making everyday errands and travel a breeze. Inside, this carpet-free home features 3 bedrooms and 1 bathroom, along with a spacious and bright den filled with natural light from large windows. This property is brimming with potential and is just waiting for you to infuse it with your personal style and updates. Don't miss the opportunity to see the possibilities this home has to offer!

18. 2026-01-08
    listed $185,000 Active 639-char remark

    Show marketing remark (641 chars)

    Calling all buyers looking to add their personal touch! Located in a well-established neighborhood just off Roosevelt, this home offers incredible convenience. You'll find easy access to I-10, a local hospital, the airport, and various shopping areas, making everyday errands and travel a breeze. Inside, this carpet-free home features 3 bedrooms and 1 bathroom, along with a spacious and bright den filled with natural light from large windows. This property is brimming with potential and is just waiting for you to infuse it with your personal style and updates. Don't miss the opportunity to see the possibilities this home has to offer!

19. 2026-01-08
    listed $185,000 Active 641-char remark

    Show marketing remark (641 chars)

    Calling all buyers looking to add their personal touch! Located in a well-established neighborhood just off Roosevelt, this home offers incredible convenience. You'll find easy access to I-10, a local hospital, the airport, and various shopping areas, making everyday errands and travel a breeze. Inside, this carpet-free home features 3 bedrooms and 1 bathroom, along with a spacious and bright den filled with natural light from large windows. This property is brimming with potential and is just waiting for you to infuse it with your personal style and updates. Don't miss the opportunity to see the possibilities this home has to offer!

20. 2025-08-05
    price $189,900
21. 2025-08-05
    price $189,900
22. 2025-05-20
    listed $195,000 Active
23. 2003-09-01
    soldstatus $87,000

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,057 · $88/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: $20,892
• − Mortgage interest: −$9,523
• − Property taxes: −$1,057
• − Insurance: −$850
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,945
• Taxable income: $1,174
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $3,618/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): 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

+101.1% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $175,000 AcadianaMLS
• 2026-04-21 Price Changed $175,000 GSREIN
• 2026-01-08 Listed $185,000 GSREIN
• 2026-01-08 Listed $185,000 AcadianaMLS
• 2025-08-05 Price Changed $189,900 AcadianaMLS
• 2025-08-05 Price Changed $189,900 GSREIN
• 2025-05-20 Listed $195,000 AcadianaMLS
• 2003-09-01 Sold (Public Records) $87,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,057 · -0.4% YoY. Source: county tax records.