176 Avant Garde Cir #176 · Kenner, LA 70065

$136,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 19 Days on market

Built 1982 $567/mo HOA · 32% 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 +10.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• 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

THIS UNIT IS UNIQUE IT HAS 2 BEDROOMS AND 2 FULL BATH THAN AN ENCLOSED UPSTAIRS LOFT. IT COULD BE A 3RD BEDROOM. VAULTED CEILINGS IN THE DEN AREA WITH A CORNER FIREPLACE AND A BALCONY. THE ASSOCIATION IS VERY ACTIVE AND THEIR IS AN OFFICE ON THE PREMISE. YOU HAVE 2 POOLS, A TENNIS COURT AND A REC ROOM LOCATED RIGHT ACROSS FROM THE KENNER LIBRARY.VERY WELL MANAGED COMPLEX.NEWER ROOF AND SIDING. THIS CAN BE FOR LEASE AS WELL FOR 1550.00

Key facts

• Tennis court
• Rec room
• Vaulted ceilings

Tags

• ENCLOSED UPSTAIRS LOFT
• VAULTED CEILINGS
• CORNER FIREPLACE
• TWO POOLS
• TENNIS COURT
• REC ROOM

Property features AI

Finance

• Other: No pet restrictions (pets allowed); Total units in complex: 249
• HOA & community: Monthly association fee of $567; Association fee includes water; Community clubhouse; Tennis courts; Common grounds/area; Community pool

Exterior

• Parking: Assigned parking; Off-street parking; Parking available
• Utilities: Public water; Public sewer
• Home design: 3-story building; Asphalt shingle roof; Average condition; Slab foundation
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Covered balcony; Fence; Apartment structure; Community pool; City lot (condo)

Interior

• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; High ceilings; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Indoor laundry with washer hookup and dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $-63 ($-761/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $125k (8.2% 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.
• 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 24d 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 $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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: HOA is 32% of rent.

Recommended offer $124,798 (8.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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 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: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 6.5

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: -24.8%
• Equity multiple: 0.19×
• Total profit: $-30,880
• Equity at exit: $20,278

10-year hold

• IRR: -47.0%
• Equity multiple: -0.33×
• Total profit: $-50,588
• Equity at exit: $11,759

Cash invested: $38,080 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$713
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$57
• HOA: −$567
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-63

Break-even live

Break-even rent $1,835

Max offer price $124,798

Occupancy floor 99%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	3d	1	0.04mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	14d	1	0.04mi
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	43d	1	0.35mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	43d	1	0.49mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	43d	1	0.61mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	21d	1	0.61mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,400	$1.56	4d	1	0.61mi
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	43d	1	0.66mi
3655 Loyola Dr Unit D434 Kenner, LA	1.0	1.0	990	$1,905	$1.92	43d	1	0.68mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	23d	1	0.68mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	23d	1	0.68mi
3655 Loyola Dr Unit E446 Kenner, LA	1.0	1.0	1008	$1,870	$1.86	23d	1	0.68mi
3655 Loyola Dr Unit E143 Kenner, LA	1.0	1.0	990	$1,930	$1.95	43d	1	0.68mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	43d	1	0.68mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,305	$1.69	1d	1	0.68mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	43d	1	0.68mi
3655 Loyola Dr Unit F254 Kenner, LA	1.0	1.0	950	$1,860	$1.96	23d	1	0.68mi
3655 Loyola Dr Unit F158 Kenner, LA	2.0	2.0	1367	$2,445	$1.79	14d	1	0.68mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	1d	1	0.68mi
3655 Loyola Dr Unit F455 Kenner, LA	1.0	1.0	950	$1,895	$1.99	43d	1	0.68mi
3655 Loyola Dr Unit E148 Kenner, LA	1.0	1.0	1008	$1,895	$1.88	23d	1	0.68mi
3655 Loyola Dr Apt E452 Kenner, LA	1.0	1.0	990	$1,915	$1.93	3d	1	0.68mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	14d	1	0.68mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,320	$1.70	1d	1	0.68mi
3655 Loyola Dr Unit E245 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	43d	1	0.68mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,325	$1.42	2d	1	0.68mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	43d	1	0.68mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	43d	1	0.71mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,895	$1.99	4d	1	0.74mi
3655 Loyola Dr Unit F465 Kenner, LA	1.0	1.0	950	$1,845	$1.94	23d	1	0.74mi
3655 Loyola Dr Unit E152 Kenner, LA	1.0	1.0	990	$1,880	$1.90	23d	1	0.74mi
3655 Loyola Dr Unit E352 Kenner, LA	1.0	1.0	990	$1,905	$1.92	4d	1	0.74mi
3655 Loyola Dr Unit E249 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	4d	1	0.74mi
3655 Loyola Dr Unit E251 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	21d	1	0.74mi
3655 Loyola Dr Unit F460 Kenner, LA	2.0	2.0	1330	$2,280	$1.71	1d	1	0.74mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$1,700	$1.07	43d	1	0.75mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,200	$1.33	4d	1	0.81mi
3600 W Loyola Dr Unit 182 Kenner, LA	2.0	2.0	1052	$1,515	$1.44	43d	1	0.81mi
3600 W Loyola Dr Unit 159 Kenner, LA	2.0	2.0	1052	$1,520	$1.44	43d	1	0.81mi
3600 W Loyola Dr Unit 330 Kenner, LA	1.0	1.0	899	$1,310	$1.46	23d	1	0.81mi

HOA detail condo

• Monthly dues: $567 · $6,804/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $136,000 Active 19 DOM
2. 2026-06-17
   days on market $136,000 Active 18 DOM
3. 2026-06-16
   days on market $136,000 Active 17 DOM
4. 2026-06-15
   days on market $136,000 Active 16 DOM
5. 2026-06-13
   days on market $136,000 Active 14 DOM
6. 2026-06-10
   days on market $136,000 Active 11 DOM
7. 2026-06-09
   days on market $136,000 Active 10 DOM
8. 2026-06-08
   days on market $136,000 Active 9 DOM
9. 2026-06-07
   days on market $136,000 Active 8 DOM
10. 2026-06-03
    days on market $136,000 Active 4 DOM
11. 2026-06-02
    days on market $136,000 Active 3 DOM
12. 2026-06-01
    days on market $136,000 Active 2 DOM
13. 2026-05-31
    remarks 440-char remark
14. 2026-05-31
    listed $136,000 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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: $21,062
• − Mortgage interest: −$7,618
• − Property taxes: −$1,358
• − Insurance: −$680
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$6,804
• − Depreciation: −$3,956
• Taxable loss: −$2,724
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $-107/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

+37.4% since first listed

17 events — show timeline

• 2026-05-24 Listed $136,000 AcadianaMLS
• 2026-05-24 Listed $136,000 GSREIN
• 2022-04-15 Sold (MLS) $130,000 GSREIN
• 2022-04-14 Sold (Public Records) $130,000 Public Records
• 2022-03-28 Pending — GSREIN
• 2022-03-27 Listed $135,000 AcadianaMLS
• 2022-03-27 Listed $135,000 GSREIN
• 2007-09-05 Sold (Public Records) $144,000 Public Records
• 2007-08-02 Sold (MLS) $144,000 GSREIN
• 2007-05-11 Listed $149,000 GSREIN
• 2003-12-08 Sold (MLS) $115,000 GSREIN
• 2003-12-01 Sold (Public Records) $115,000 Public Records
• 2003-10-08 Listed $125,000 AcadianaMLS
• 2003-10-08 Listed $125,000 GSREIN
• 2002-06-21 Sold (MLS) $97,409 GSREIN
• 2002-04-10 Listed $99,000 GSREIN
• 2002-04-10 Listed $99,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $1,358 · -0.4% YoY. Source: county tax records.