17 Rue Lemans · Kenner, LA 70065

$440,000

4 bd · 3.5 ba · 3,800 sqft · SingleFamily · 112 Days on market

Built 1977 7,701 sqft lot $116/sqft · 9% below area Est $484k · 9% under

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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 +18.1/30.0
• ARV discount +11.6/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• 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

Stepping into this inviting home, you're greeted by an open foyer that sets the stage for the grandeur to come. As you move forward, the space opens to reveal a breathtaking sight - 17-foot ceilings that dwarf everything else in the room and a grand fireplace that promises warmth and ambiance. Off to your right, the thoughtfully designed kitchen seamlessly connects to the dining areas, offering the perfect space for entertainment. Here, you can imagine delectable meals being prepared and shared laughter filling the air. And depending on your needs, you can convert one of the dining areas into a home office, creating a dedicated space for productivity. A conveniently located laundry room completes this section of the house, keeping things organized and efficient. On your left, a formal front room awaits, can be used for hosting guests or special occasions. Adjacent to this is a cozy den, complete with a half bath, providing a perfect retreat for relaxation or unwinding after a long day. Upstairs, the luxurious living continues. The home boasts four bedrooms, including two primary suites, ensuring privacy and comfort for everyone. The extra-large primary bedroom sounds like the ultimate getaway, a haven to relax and recharge. The second bedroom offers the indulgence of a private bathroom, while the remaining two bedrooms share a well-appointed bathroom with separate sinks, catering to individual needs. **Living space does not include attached studio suite that has a privet entrance, bathroom, kitchen, and closet consisting of approximately 480+ sqft. This space can be used for living, work, gym or whatever one can imagine. ** This home truly embodies space, comfort, and functionality, all wrapped up in a beautiful package.

Key facts

• 17 foot ceilings
• Cozy den
• Grand fireplace

Tags

• OPEN FOYER
• 17 FOOT CEILINGS
• GRAND FIREPLACE
• THOUGHTFULLY DESIGNED KITCHEN
• FORMAL FRONT ROOM
• COZY DEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/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 $392k (11.0% below list).
• Recommended offer: $392k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,917/mo this rent would consume 70% of the median local household income ($67k/yr) (locally 1906% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $209k; list at $440k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $391,695 (11.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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 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: 0.89% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $484,028
• List price: $440,000
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Sago	0.49mi	4/3.5	3,643 (-4%)	2mo	$545,000	$150	69
4041 Teche Dr	0.50mi	4/3.5	3,699 (-3%)	12mo	$600,000	$162	62
248 Legrande Bayou Ln	0.50mi	4/4.0	3,613 (-5%)	8mo	$628,000	$174	60
4421 Rue De La Harbor Dr	0.59mi	5/3.5 (+1)	3,844 (+1%)	11mo	$635,000	$165	57
228 Cane Bayou Ln	0.53mi	5/3.5 (+1)	3,687 (-3%)	15mo	$560,000	$152	53
228 Gum Bayou Ln	0.54mi	4/2.5	3,447 (-9%)	7mo	$552,000	$160	49
6 Rue Dijon Dr	0.64mi	5/3.5 (+1)	3,954 (+4%)	11mo	$588,500	$149	49
14 Rue Dijon	0.69mi	5/3.5 (+1)	3,484 (-8%)	3mo	$375,000	$108	46
87 Chateau Du Lac	0.60mi	5/3.5 (+1)	3,281 (-14%)	2mo	$475,000	$145	42
236 Gum Bayou Ln	0.51mi	5/3.0 (+1)	3,402 (-10%)	13mo	$603,000	$177	41
15 Rue Calais St	0.63mi	4/3.5	3,355 (-12%)	14mo	$390,000	$116	40
1112 Vintage Dr	0.67mi	5/3.0 (+1)	3,401 (-10%)	17mo	$389,500	$115	30

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-58,483
• Equity at exit: $65,605

10-year hold

• IRR: -9.7%
• Equity multiple: 0.48×
• Total profit: $-64,403
• Equity at exit: $38,043

Cash invested: $123,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,917 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $384

Break-even live

Break-even rent $3,431

Max offer price $440,000

Occupancy floor 85%

Sensitivity live

Price	-10% $633	-5% $508	+0% $384	+5% $259	+10% $135
Rent	-10% $74	-5% $229	+0% $384	+5% $538	+10% $693
Rate	-1.0pp $605	-0.5pp $496	base $384	+0.5pp $270	+1.0pp $154

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Cabernet Dr Kenner, LA	4.0	2.0	2633	$3,500	$1.33	2d	1	0.58mi
41 Cabernet Dr Kenner, LA	4.0	2.0	2633	$3,500	$1.33	4d	1	0.58mi
11 Cocos Kenner, LA	5.0	4.5	3770	$7,500	$1.99	2d	1	0.70mi
18 Rue Grenoble Kenner, LA	3.0	2.0	3600	$2,600	$0.72	18d	1	0.73mi

Listing history 31 events

1. 2026-06-21
   days on market $440,000 Active 112 DOM
2. 2026-06-18
   days on market $440,000 Active 109 DOM
3. 2026-06-17
   days on market $440,000 Active 108 DOM
4. 2026-06-16
   days on market $440,000 Active 107 DOM
5. 2026-06-15
   days on market $440,000 Active 106 DOM
6. 2026-06-13
   days on market $440,000 Active 104 DOM
7. 2026-06-10
   days on market $440,000 Active 101 DOM
8. 2026-06-09
   days on market $440,000 Active 100 DOM
9. 2026-06-08
   days on market $440,000 Active 99 DOM
10. 2026-06-07
    days on market $440,000 Active 98 DOM
11. 2026-06-03
    days on market $440,000 Active 94 DOM
12. 2026-06-02
    days on market $440,000 Active 93 DOM
13. 2026-06-01
    days on market $440,000 Active 92 DOM
14. 2026-05-31
    days on market $440,000 Active 91 DOM
15. 2026-05-10
    price $440,000 1750-char remark

    Show marketing remark (1757 chars)

    Stepping into this inviting home, you're greeted by an open foyer that sets the stage for the grandeur to come. As you move forward, the space opens to reveal a breathtaking sight - 17-foot ceilings that dwarf everything else in the room and a grand fireplace that promises warmth and ambiance. Off to your right, the thoughtfully designed kitchen seamlessly connects to the dining areas, offering the perfect space for entertainment. Here, you can imagine delectable meals being prepared and shared laughter filling the air. And depending on your needs, you can convert one of the dining areas into a home office, creating a dedicated space for productivity. A conveniently located laundry room completes this section of the house, keeping things organized and efficient. On your left, a formal front room awaits, can be used for hosting guests or special occasions. Adjacent to this is a cozy den, complete with a half bath, providing a perfect retreat for relaxation or unwinding after a long day. Upstairs, the luxurious living continues. The home boasts four bedrooms, including two primary suites, ensuring privacy and comfort for everyone. The extra-large primary bedroom sounds like the ultimate getaway, a haven to relax and recharge. The second bedroom offers the indulgence of a private bathroom, while the remaining two bedrooms share a well-appointed bathroom with separate sinks, catering to individual needs. * * Living space does not include attached studio suite that has a privet entrance, bathroom, kitchen, and closet consisting of approximately 480+ sqft. This space can be used for living, work, gym or whatever one can imagine. * * This home truly embodies space, comfort, and functionality, all wrapped up in a beautiful package.

16. 2026-05-10
    price $440,000 1757-char remark

    Show marketing remark (1757 chars)

    Stepping into this inviting home, you're greeted by an open foyer that sets the stage for the grandeur to come. As you move forward, the space opens to reveal a breathtaking sight - 17-foot ceilings that dwarf everything else in the room and a grand fireplace that promises warmth and ambiance. Off to your right, the thoughtfully designed kitchen seamlessly connects to the dining areas, offering the perfect space for entertainment. Here, you can imagine delectable meals being prepared and shared laughter filling the air. And depending on your needs, you can convert one of the dining areas into a home office, creating a dedicated space for productivity. A conveniently located laundry room completes this section of the house, keeping things organized and efficient. On your left, a formal front room awaits, can be used for hosting guests or special occasions. Adjacent to this is a cozy den, complete with a half bath, providing a perfect retreat for relaxation or unwinding after a long day. Upstairs, the luxurious living continues. The home boasts four bedrooms, including two primary suites, ensuring privacy and comfort for everyone. The extra-large primary bedroom sounds like the ultimate getaway, a haven to relax and recharge. The second bedroom offers the indulgence of a private bathroom, while the remaining two bedrooms share a well-appointed bathroom with separate sinks, catering to individual needs. * * Living space does not include attached studio suite that has a privet entrance, bathroom, kitchen, and closet consisting of approximately 480+ sqft. This space can be used for living, work, gym or whatever one can imagine. * * This home truly embodies space, comfort, and functionality, all wrapped up in a beautiful package.

17. 2026-03-01
    listed $450,000 Active 1750-char remark

    Show marketing remark (1757 chars)

    Stepping into this inviting home, you're greeted by an open foyer that sets the stage for the grandeur to come. As you move forward, the space opens to reveal a breathtaking sight - 17-foot ceilings that dwarf everything else in the room and a grand fireplace that promises warmth and ambiance. Off to your right, the thoughtfully designed kitchen seamlessly connects to the dining areas, offering the perfect space for entertainment. Here, you can imagine delectable meals being prepared and shared laughter filling the air. And depending on your needs, you can convert one of the dining areas into a home office, creating a dedicated space for productivity. A conveniently located laundry room completes this section of the house, keeping things organized and efficient. On your left, a formal front room awaits, can be used for hosting guests or special occasions. Adjacent to this is a cozy den, complete with a half bath, providing a perfect retreat for relaxation or unwinding after a long day. Upstairs, the luxurious living continues. The home boasts four bedrooms, including two primary suites, ensuring privacy and comfort for everyone. The extra-large primary bedroom sounds like the ultimate getaway, a haven to relax and recharge. The second bedroom offers the indulgence of a private bathroom, while the remaining two bedrooms share a well-appointed bathroom with separate sinks, catering to individual needs. * * Living space does not include attached studio suite that has a privet entrance, bathroom, kitchen, and closet consisting of approximately 480+ sqft. This space can be used for living, work, gym or whatever one can imagine. * * This home truly embodies space, comfort, and functionality, all wrapped up in a beautiful package.

18. 2026-03-01
    listed $450,000 Active 1757-char remark

    Show marketing remark (1757 chars)

    Stepping into this inviting home, you're greeted by an open foyer that sets the stage for the grandeur to come. As you move forward, the space opens to reveal a breathtaking sight - 17-foot ceilings that dwarf everything else in the room and a grand fireplace that promises warmth and ambiance. Off to your right, the thoughtfully designed kitchen seamlessly connects to the dining areas, offering the perfect space for entertainment. Here, you can imagine delectable meals being prepared and shared laughter filling the air. And depending on your needs, you can convert one of the dining areas into a home office, creating a dedicated space for productivity. A conveniently located laundry room completes this section of the house, keeping things organized and efficient. On your left, a formal front room awaits, can be used for hosting guests or special occasions. Adjacent to this is a cozy den, complete with a half bath, providing a perfect retreat for relaxation or unwinding after a long day. Upstairs, the luxurious living continues. The home boasts four bedrooms, including two primary suites, ensuring privacy and comfort for everyone. The extra-large primary bedroom sounds like the ultimate getaway, a haven to relax and recharge. The second bedroom offers the indulgence of a private bathroom, while the remaining two bedrooms share a well-appointed bathroom with separate sinks, catering to individual needs. * * Living space does not include attached studio suite that has a privet entrance, bathroom, kitchen, and closet consisting of approximately 480+ sqft. This space can be used for living, work, gym or whatever one can imagine. * * This home truly embodies space, comfort, and functionality, all wrapped up in a beautiful package.

19. 2025-05-29
    listed $450,000 Active
20. 2025-04-29
    historical $4,800
21. 2025-01-21
    listed $4,800
22. 2024-09-16
    historical $3,800
23. 2024-09-07
    listed $3,800
24. 2024-09-07
    historical $2,950
25. 2024-03-07
    listed $2,950
26. 2024-03-01
    historical $3,250
27. 2023-09-03
    listed $3,250
28. 1994-04-07
    soldstatus $209,000
29. 1994-04-01
    soldstatus $209,000
30. 1994-03-14
    listed $217,800
31. 1994-03-14
    listed $217,800

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $2,639 · $220/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: $47,003
• − Mortgage interest: −$24,647
• − Property taxes: −$2,639
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,760
• − Management: −$3,760
• − Depreciation: −$12,800
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $5,277/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

+102.0% since first listed

17 events — show timeline

• 2026-05-10 Price Changed $440,000 AcadianaMLS
• 2026-05-10 Price Changed $440,000 GSREIN
• 2026-03-01 Listed $450,000 GSREIN
• 2026-03-01 Listed $450,000 AcadianaMLS
• 2025-05-29 Listed $450,000 AcadianaMLS
• 2025-04-29 Rental Removed $4,800 GSREIN
• 2025-01-21 Listed for Rent $4,800 GSREIN
• 2024-09-16 Rental Removed $3,800 GSREIN
• 2024-09-07 Listed for Rent $3,800 GSREIN
• 2024-09-07 Rental Removed $2,950 GSREIN
• 2024-03-07 Listed for Rent $2,950 GSREIN
• 2024-03-01 Rental Removed $3,250 GSREIN
• 2023-09-03 Listed for Rent $3,250 GSREIN
• 1994-04-07 Sold (MLS) $209,000 GSREIN
• 1994-04-01 Sold (Public Records) $209,000 Public Records
• 1994-03-14 Listed $217,800 GSREIN
• 1994-03-14 Listed $217,800 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $2,639 · -0.4% YoY. Source: county tax records.