3278 Glen Eagle Ln · Kenner, LA 70065

$209,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily · 40 Days on market

Built 1976 Est $197k · 6% over

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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 +17.3/30.0
• DSCR +5.4/10.0
• ARV discount +4.8/15.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful updated 3 bed / 2 bath home located in a desirable Kenner neighborhood. Features a spacious backyard, updated interior, open living space, and great potential for homeowners or investors. Convenient location near shopping, restaurants, schools Roof may need some attention and price reflects condition. Sold AS-IS.

Key facts

• Spacious backyard
• Updated interior
• Open living space

Tags

• SPACIOUS BACKYARD
• UPDATED INTERIOR
• OPEN LIVING SPACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $179k (14.3% below list).
• Recommended offer: $179k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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); 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 32% 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 40 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $92k; list at $209k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $179,083 (14.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.86% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $197,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
669 Spartan Ln	0.14mi	4/2.0 (+1)	1,199 (-3%)	0mo	$259,000	$216	82
701 Ronson Dr	0.19mi	4/2.0 (+1)	1,213 (-2%)	2mo	$250,000	$206	81
601 Lancer Ln	0.17mi	3/2.0	1,182 (-5%)	8mo	$187,750	$159	78
717 Mayfair Ln	0.30mi	3/2.0	1,303 (+5%)	2mo	$265,000	$203	76
648 Mayfair Ln	0.31mi	4/2.0 (+1)	1,285 (+4%)	3mo	$180,000	$140	72
3289 Continental Dr	0.17mi	3/1.5	1,123 (-9%)	6mo	$174,000	$155	69
822 Veterans Blvd	0.67mi	3/1.5	1,275 (+3%)	2mo	$125,000	$98	61
2 Bradley Pl	0.49mi	3/2.0	1,378 (+11%)	4mo	$275,900	$200	55
361 W Louisiana State St	0.61mi	3/1.5	1,350 (+9%)	1mo	$196,000	$145	54
437 Pellerin Dr	0.52mi	3/2.0	1,397 (+13%)	7mo	$260,000	$186	49
2803 Panama St	0.63mi	4/1.0 (+1)	1,151 (-7%)	7mo	$159,000	$138	44
1215 31 Street St	0.60mi	4/2.0 (+1)	1,415 (+14%)	2mo	$120,000	$85	42

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-29,376
• Equity at exit: $31,163

10-year hold

• IRR: -10.8%
• Equity multiple: 0.43×
• Total profit: $-33,560
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $154

Break-even live

Break-even rent $1,596

Max offer price $209,000

Occupancy floor 86%

Sensitivity live

Price	-10% $273	-5% $213	+0% $154	+5% $95	+10% $36
Rent	-10% $13	-5% $84	+0% $154	+5% $225	+10% $296
Rate	-1.0pp $260	-0.5pp $207	base $154	+0.5pp $100	+1.0pp $45

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Phoenix St Unit D Kenner, LA	2.0	1.5	1075	$1,100	$1.02	45d	1	0.34mi
215 Avant Garde Cir Kenner, LA	2.0	2.0	1200	$1,500	$1.25	4d	1	0.38mi
187 Avant Garde Cir #187 Kenner, LA	2.0	1.5	1050	$1,500	$1.43	16d	1	0.39mi
1201 W Esplanade Ave Kenner, LA	1.0–2.0	1.0–2.0	746	$1,110	$1.49	45d	1	0.52mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,200	$1.33	5d	1	0.62mi
300 Duke Dr Unit 4 Kenner, LA	2.0	1.0	838	$1,200	$1.43	45d	1	0.66mi
300 Clemson Dr Kenner, LA	2.0	1.5	1025	$1,500	$1.46	16d	1	0.68mi
2752 Jasper St Unit A Kenner, LA	3.0	1.5	1400	$1,450	$1.04	45d	1	0.71mi
2759 Albany St Unit B Kenner, LA	3.0	2.0	1250	$1,500	$1.20	45d	1	0.72mi
2755 Huntsville St Apt C Kenner, LA	3.0	2.0	1216	$1,575	$1.30	5d	1	0.72mi
2755 Huntsville St Unit B Kenner, LA	3.0	1.5	1500	$1,650	$1.10	45d	1	0.72mi
2755 Albany St Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	45d	1	0.73mi
1400 W Esplanade Ave Kenner, LA	2.0	1.0–2.5	801	$1,370	$1.71	45d	1	0.78mi
1500 W Esplanade Ave Kenner, LA	2.0–3.0	2.0	1587	$2,000	$1.26	45d	1	0.81mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	45d	1	0.83mi
1516 Mayfield St Kenner, LA	3.0	2.0	1407	$1,900	$1.35	46d	1	0.83mi
2723 Tifton Ave Kenner, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	0.85mi
2804 Salem St Kenner, LA	2.0	2.0	1450	$1,400	$0.97	45d	1	0.86mi
2710 Helena St Kenner, LA	3.0	1.5	1400	$1,200	$0.86	16d	1	0.87mi
2838 Kingston St Unit A Kenner, LA	3.0	1.5	1500	$1,600	$1.07	5d	1	0.87mi
2714 Tifton St Kenner, LA	3.0	2.0	1275	$1,800	$1.41	45d	1	0.88mi
2700 Helena St Kenner, LA	3.0	1.5	1355	$1,700	$1.25	45d	1	0.89mi
511 27th St Kenner, LA	3.0	2.0	1200	$1,575	$1.31	5d	1	0.90mi
2625 Panama St Kenner, LA	2.0	1.0	930	$1,300	$1.40	3d	1	0.91mi
2726 Greenwood St Kenner, LA	2.0	1.5	980	$1,200	$1.22	45d	1	0.92mi
2617 Phoenix St Kenner, LA	3.0	2.0	1350	$1,800	$1.33	45d	1	0.93mi
3600 Loyola Dr Unit 353 Kenner, LA	2.0	2.0	1100	$1,445	$1.31	45d	1	0.93mi
2603 Panama St Kenner, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	0.95mi
129 Auburn Pl Kenner, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.96mi
3611 Arizona Ave Kenner, LA	4.0	2.0	1287	$1,900	$1.48	5d	1	0.96mi
2800 Richland St Unit B Kenner, LA	2.0	2.5	1000	$1,600	$1.60	22d	1	0.96mi
3655 Loyola Dr Unit F361 Kenner, LA	2.0	2.0	1330	$2,395	$1.80	25d	1	0.97mi
2609 Dawson Ave Kenner, LA	3.0	2.0	1300	$1,600	$1.23	45d	1	0.98mi
2611 Augusta St Kenner, LA	3.0	2.0	1300	$1,900	$1.46	45d	1	0.98mi
3655 Loyola Dr Unit D236 Kenner, LA	2.0	2.0	1367	$2,320	$1.70	3d	1	0.98mi
3655 Loyola Dr Unit C223 Kenner, LA	2.0	2.0	1330	$2,295	$1.73	3d	1	0.98mi
3655 Loyola Dr Unit C229 Kenner, LA	2.0	2.0	1349	$2,335	$1.73	45d	1	0.98mi
3655 Loyola Dr Unit C224 Kenner, LA	2.0	2.0	1367	$2,305	$1.69	3d	1	0.98mi
3655 Loyola Dr Apt F261 Kenner, LA	2.0	2.0	1330	$2,425	$1.82	16d	1	0.98mi
3655 Loyola Dr Unit C329 Kenner, LA	2.0	2.0	1349	$2,320	$1.72	45d	1	0.98mi

Listing history 33 events

1. 2026-06-21
   days on market $209,000 Active 40 DOM
2. 2026-06-18
   days on market $209,000 Active 37 DOM
3. 2026-06-17
   days on market $209,000 Active 36 DOM
4. 2026-06-16
   days on market $209,000 Active 35 DOM
5. 2026-06-15
   days on market $209,000 Active 34 DOM
6. 2026-06-13
   days on market $209,000 Active 32 DOM
7. 2026-06-10
   days on market $209,000 Active 29 DOM
8. 2026-06-09
   days on market $209,000 Active 28 DOM
9. 2026-06-08
   days on market $209,000 Active 27 DOM
10. 2026-06-07
    days on market $209,000 Active 26 DOM
11. 2026-06-03
    days on market $209,000 Active 22 DOM
12. 2026-06-02
    days on market $209,000 Active 21 DOM
13. 2026-06-01
    days on market $209,000 Active 20 DOM
14. 2026-05-31
    days on market $209,000 Active 19 DOM
15. 2026-05-12
    listed $209,000 Active 324-char remark
16. 2025-12-04
    price $209,000
17. 2025-12-04
    price $209,000
18. 2025-08-31
    price $219,000
19. 2025-08-31
    price $219,000
20. 2025-06-07
    price $229,000
21. 2025-06-07
    price $229,000
22. 2025-05-11
    listed $235,000 Active
23. 2022-05-12
    soldstatus $92,000
24. 2018-10-25
    soldstatus $92,000
25. 2018-05-04
    soldstatus $74,000
26. 2016-06-14
    soldstatus $74,000
27. 2016-06-13
    soldstatus $74,000 Sold
28. 2016-05-26
    historical Pending Continue to Show
29. 2016-05-20
    status Active
30. 2016-05-07
    historical Pending Continue to Show
31. 2016-04-29
    listed $75,000 Active
32. 2016-04-28
    listed $75,000
33. 1989-04-01
    soldstatus $55,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$221/yr (+$18/mo · 23.8%)

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

Taxation est. · year 1

• Rental income: $21,490
• − Mortgage interest: −$11,707
• − Property taxes: −$929
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$6,080
• Taxable loss: −$1,709
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $2,261/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

+280.0% since first listed

19 events — show timeline

• 2026-05-12 Listed $209,000 FSBO.com
• 2025-12-04 Price Changed $209,000 AcadianaMLS
• 2025-12-04 Price Changed $209,000 GSREIN
• 2025-08-31 Price Changed $219,000 AcadianaMLS
• 2025-08-31 Price Changed $219,000 GSREIN
• 2025-06-07 Price Changed $229,000 AcadianaMLS
• 2025-06-07 Price Changed $229,000 GSREIN
• 2025-05-11 Listed $235,000 AcadianaMLS
• 2022-05-12 Sold (Public Records) $92,000 Public Records
• 2018-10-25 Sold (Public Records) $92,000 Public Records
• 2018-05-04 Sold (Public Records) $74,000 Public Records
• 2016-06-14 Sold (Public Records) $74,000 Public Records
• 2016-06-13 Sold (MLS) $74,000 GSREIN
• 2016-05-26 Contingent — GSREIN
• 2016-05-20 Relisted — GSREIN
• 2016-05-07 Contingent — GSREIN
• 2016-04-29 Listed $75,000 GSREIN
• 2016-04-28 Listed $75,000 AcadianaMLS
• 1989-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $929 · -0.4% YoY. Source: county tax records.