247 Avant Garde Cir Unit N/A · Kenner, LA 70065

$130,000

2 bd · 1.5 ba · 1,125 sqft · Condo · 156 Days on market

Built 1982 Good condition $116/sqft · 22% below area Est $166k · 22% under $567/mo HOA · 32% of rent ↓ 13% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• 1% rule +8.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Schools +2.1/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

<BR><BR> This is it! A rare opportunity to own a ground-floor gem boasting the best view in the entire association. Whether you're looking for a primary residence or a low-maintenance getaway, this 2-bedroom, 1.5-bathroom condo is a must-see. One assigned parking place.<BR><BR> Interior Highlights: <BR><BR> Step inside to a light filled space. The interior has been freshly painted throughout and features updated vinyl flooring. Comfort and peace of mind are built-in, as the AC and heating systems have just been replaced. Plus, enjoy the ultimate convenience of an in-unit washer and dryer.<BR><BR> Outdoor Living & Amenities:<BR><BR> The location of this unit is unmatched. Walk out of your patio door to lovely views of the resort-style pool and hot tub. The community is professionally managed and well maintained, offering a vacation-like lifestyle every day.

Key facts

• Ground-floor gem
• Relaxing hot tub
• $567 HOA

Tags

• GROUND-FLOOR GEM
• UPDATED VINYL FLOORING
• IN-UNIT WASHER AND DRYER
• VIEWS OF THE RESORT-STYLE POOL
• TWO SPARKLING SWIMMING POOLS
• RELAXING HOT TUB

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-76 ($-914/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $114,400 (12.0% 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. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 6.2

CMA / ARV

• ARV (median comp): $166,259
• List price: $130,000
• Delta: -21.81%
• 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
77 Avant Garde Cir #77	0.01mi	2/2.0	1,100 (-2%)	1mo	$137,000	$125	93
100 Avant Garde Cir #100	0.04mi	2/2.0	1,105 (-2%)	0mo	$127,500	$115	93
36 Avant Garde Cir #36	0.03mi	2/2.0	1,150 (+2%)	1mo	$118,000	$103	92
129 Avant Garde Cir #129	0.03mi	2/2.0	1,000 (-11%)	0mo	$125,000	$125	78
734 Village Rd Unit D	0.34mi	2/2.0	1,150 (+2%)	1mo	$140,000	$122	78
629 Sessions Ln	0.51mi	3/1.0 (+1)	1,189 (+6%)	1mo	$184,000	$155	59
730 Village Rd Unit C	0.32mi	1/1.0 (-1)	850 (-24%)	0mo	$79,100	$93	53
3809 Ole Miss Dr	0.73mi	3/2.0 (+1)	1,176 (+4%)	0mo	$210,000	$179	51
4152 W Loyola Dr	1.42mi	3/1.5 (+1)	1,053 (-6%)	1mo	$175,000	$166	48
137 Georgetown Dr	0.95mi	3/1.5 (+1)	1,035 (-8%)	1mo	$197,500	$191	46
4137 Loire Dr Unit A	0.97mi	2/2.0	1,250 (+11%)	2mo	$169,500	$136	43
4041 E Louisiana State Dr	0.99mi	3/2.0 (+1)	1,350 (+20%)	2mo	$250,000	$185	32

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: -26.0%
• Equity multiple: 0.16×
• Total profit: $-30,695
• Equity at exit: $19,383

10-year hold

• IRR: -55.3%
• Equity multiple: -0.41×
• Total profit: $-51,368
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $140,000 ($114/sqft)
• Median days on market: 222 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70065

• Rents YoY: -4.2%
• Active inventory: 334
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$567
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-76

Break-even live

Break-even rent $1,855

Max offer price $118,979

Occupancy floor 99%

Sensitivity live

Price	-10% $14	-5% $-31	+0% $-76	+5% $-121	+10% $-166
Rent	-10% $-215	-5% $-146	+0% $-76	+5% $-7	+10% $63
Rate	-1.0pp $-11	-0.5pp $-43	base $-76	+0.5pp $-110	+1.0pp $-144

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• 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	63d	1	0.03mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,450	$1.21	39d	1	0.03mi
200 Avant Garde Cir Kenner, LA	2.0	2.0	1217	$1,600	$1.31	47d	1	0.06mi
730 Village Rd Unit D Kenner, LA	1.0	1.0	743	$1,500	$2.02	93d	1	0.31mi
832 Dolphin Ct Kenner, LA	3.0	2.0	1121	$1,900	$1.69	27d	1	0.44mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	93d	1	0.50mi
3600 Loyola Dr Unit 230 Kenner, LA	1.0	1.0	899	$1,325	$1.47	70d	1	0.56mi
3600 Loyola Dr Unit 177 Kenner, LA	2.0	2.0	1052	$1,545	$1.47	11d	1	0.56mi
3600 Loyola Dr Unit 125 Kenner, LA	1.0	1.0	1178	$1,420	$1.21	17d	1	0.56mi
3600 Loyola Dr Unit 378 Kenner, LA	1.0	1.0	899	$1,250	$1.39	28d	1	0.56mi
3600 Loyola Dr Unit 278 Kenner, LA	1.0	1.0	899	$1,285	$1.43	35d	1	0.56mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	93d	1	0.56mi
414 Johns Hopkins Dr Kenner, LA	3.0	2.0	1200	$1,675	$1.40	21d	1	0.60mi
3700 Loyola Dr Unit 361 Kenner, LA	1.0	1.0	936	$1,435	$1.53	11d	1	0.63mi
3700 Loyola Dr Unit 393 Kenner, LA	1.0	1.0	908	$1,215	$1.34	28d	1	0.63mi
3700 Loyola Dr Unit 138 Kenner, LA	1.0	1.0	880	$1,365	$1.55	11d	1	0.63mi
3700 Loyola Dr Unit 377 Kenner, LA	2.0	2.0	1110	$1,495	$1.35	93d	1	0.63mi
3655 Loyola Dr Unit E247 Kenner, LA	1.0	1.0	1007	$1,885	$1.87	73d	1	0.64mi
3655 Loyola Dr Unit D434 Kenner, LA	1.0	1.0	990	$1,905	$1.92	93d	1	0.64mi
3655 Loyola Dr Unit E446 Kenner, LA	1.0	1.0	1008	$2,020	$2.00	11d	1	0.64mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	73d	1	0.64mi
3655 Loyola Dr Unit F455 Kenner, LA	1.0	1.0	950	$1,895	$1.99	93d	1	0.64mi
3655 Loyola Dr Unit F357 Kenner, LA	2.0	2.0	1330	$2,320	$1.74	11d	1	0.64mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	93d	1	0.64mi
3655 Loyola Dr Unit E143 Kenner, LA	1.0	1.0	990	$1,980	$2.00	28d	1	0.64mi
3655 Loyola Dr Unit F454 Kenner, LA	1.0	1.0	950	$1,995	$2.10	11d	1	0.64mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	63d	1	0.64mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	93d	1	0.64mi
3655 Loyola Dr Apt E452 Kenner, LA	1.0	1.0	990	$1,915	$1.93	52d	1	0.64mi
3655 Loyola Dr Unit E245 Kenner, LA	1.0	1.0	1007	$1,935	$1.92	93d	1	0.64mi
3655 Loyola Dr Unit E250 Kenner, LA	1.0	1.0	1007	$2,035	$2.02	11d	1	0.64mi
3655 Loyola Dr Unit F158 Kenner, LA	2.0	2.0	1367	$2,445	$1.79	63d	1	0.64mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,335	$1.71	25d	1	0.64mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,345	$1.72	11d	1	0.64mi
3655 Loyola Dr Unit F254 Kenner, LA	1.0	1.0	950	$1,860	$1.96	73d	1	0.64mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,335	$1.76	11d	1	0.64mi
3655 Loyola Dr Unit E148 Kenner, LA	1.0	1.0	1008	$2,045	$2.03	11d	1	0.64mi
3655 Loyola Dr Unit F365 Kenner, LA	1.0	1.0	950	$1,880	$1.98	33d	1	0.69mi
3655 Loyola Dr Unit F460 Kenner, LA	2.0	2.0	1330	$2,280	$1.71	51d	1	0.69mi
3655 Loyola Dr Unit F462 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	17d	1	0.69mi

HOA detail $567/mo · $6,804/yr condo

• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $130,000 Active 156 DOM
2. 2026-08-07
   days on market $130,000 Active 155 DOM
3. 2026-08-06
   days on market $130,000 Active 154 DOM
4. 2026-08-05
   days on market $130,000 Active 153 DOM
5. 2026-08-04
   days on market $130,000 Active 152 DOM
6. 2026-08-03
   days on market $130,000 Active 151 DOM
7. 2026-07-31
   days on market $130,000 Active 148 DOM
8. 2026-07-30
   days on market $130,000 Active 146 DOM
9. 2026-07-28
   days on market $130,000 Active 145 DOM
10. 2026-07-24
    days on market $130,000 Active 141 DOM
11. 2026-07-23
    days on market $130,000 Active 140 DOM
12. 2026-07-22
    days on market $130,000 Active 139 DOM
13. 2026-07-21
    days on market $130,000 Active 138 DOM
14. 2026-07-20
    days on market $130,000 Active 137 DOM
15. 2026-07-18
    days on market $130,000 Active 135 DOM
16. 2026-07-18
    days on market $130,000 Active 134 DOM
17. 2026-07-16
    days on market $130,000 Active 133 DOM
18. 2026-07-15
    days on market $130,000 Active 132 DOM
19. 2026-07-14
    days on market $130,000 Active 131 DOM
20. 2026-07-13
    days on market $130,000 Active 130 DOM
21. 2026-07-13
    days on market $130,000 Active 129 DOM
22. 2026-07-11
    days on market $130,000 Active 128 DOM
23. 2026-07-09
    days on market $130,000 Active 126 DOM
24. 2026-07-07
    days on market $130,000 Active 124 DOM
25. 2026-07-06
    days on market $130,000 Active 123 DOM
26. 2026-07-05
    days on market $130,000 Active 122 DOM
27. 2026-07-03
    days on market $130,000 Active 120 DOM
28. 2026-07-02
    days on market $130,000 Active 119 DOM
29. 2026-07-01
    days on market $130,000 Active 118 DOM
30. 2026-06-30
    days on market $130,000 Active 117 DOM
31. 2026-06-29
    days on market $130,000 Active 116 DOM
32. 2026-06-28
    days on market $130,000 Active 115 DOM
33. 2026-06-27
    days on market $130,000 Active 114 DOM
34. 2026-06-27
    days on market $130,000 Active 113 DOM
35. 2026-06-25
    days on market $130,000 Active 111 DOM
36. 2026-06-22
    days on market $130,000 Active 109 DOM
37. 2026-06-21
    days on market $130,000 Active 108 DOM
38. 2026-06-18
    days on market $130,000 Active 105 DOM
39. 2026-06-17
    days on market $130,000 Active 104 DOM
40. 2026-06-16
    days on market $130,000 Active 103 DOM
41. 2026-06-15
    days on market $130,000 Active 102 DOM
42. 2026-06-13
    days on market $130,000 Active 100 DOM
43. 2026-06-10
    days on market $130,000 Active 97 DOM
44. 2026-06-09
    days on market $130,000 Active 96 DOM
45. 2026-06-08
    days on market $130,000 Active 95 DOM
46. 2026-06-07
    days on market $130,000 Active 94 DOM
47. 2026-06-03
    days on market $130,000 Active 90 DOM
48. 2026-06-02
    days on market $130,000 Active 89 DOM
49. 2026-06-01
    days on market $130,000 Active 88 DOM
50. 2026-05-31
    days on market $130,000 Active 87 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,102
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$6,804
• − Depreciation: −$3,782
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $-256/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,625–$16,875 screening

This ground-floor condo offers a great view and is in good condition with recent updates. It's ready for a new owner to move in and enjoy the community amenities.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Rental Clean pool and surrounding area — Maintains a clean and inviting outdoor space ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary A.c. Alexander School F LA #300/646 Nat'l #24,773/41,679 Middle Tom Benson School F LA #546/646 Nat'l #37,629/41,679 High Bonnabel Magnet Academy High School F LA #214/265 Nat'l #15,176/17,239

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

B Composite livability gradescore 78/100

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 · 451,696 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: 7% of renters

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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%

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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%

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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

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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

-13.3% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $130,000 AcadianaMLS
• 2026-04-13 Price Changed $130,000 GSREIN
• 2026-03-04 Listed $150,000 GSREIN
• 2026-03-04 Listed $150,000 AcadianaMLS