3804 W Louisiana State Dr · Kenner, LA 70065

$200,000

4 bd · 2.0 ba · 1,387 sqft · SingleFamily · 63 Days on market

Built 1968 Good condition Est $222k · 10% 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 +20.0/30.0
• ARV discount +11.9/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

<br><br> Recent improvements include a roof replaced 6 years ago, HVAC just 4 years old, updated underground plumbing with all new ABS/PVC, and a water heater from 2021. Energy-efficient windows, HVAC, and water heater help support day-to-day efficiency. <br><br> The fully fenced backyard provides plenty of room to spread out, along with a shed for additional storage. <br><br> Located with easy access to Loyola Drive, the airport, and nearby shopping and dining, this property combines everyday convenience with updates that make a difference. <br><br> Make an offer today!

Key facts

• Granite countertops
• Parking
• Built 1968

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER HOOKUPS
• FULLY FENCED BACKYARD
• SHED FOR ADDITIONAL STORAGE
• ENERGY-EFFICIENT WINDOWS

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition
• Construction: Brick, stucco, and vinyl siding exterior; Asphalt and membrane roof; Slab foundation; Built with energy-efficient HVAC, insulation, lighting, water heater, and windows
• Exterior features: Fence; Shed(s); City lot; Rectangular lot; Lot dimensions approximately 50 x 110

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Carbon monoxide detector; Granite counters; High-speed internet; Pantry; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 292 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 37% 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 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $221,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4037 W Louisiana State Dr	0.29mi	3/2.0 (-1)	1,393 (+0%)	1mo	$240,000	$172	80
3713 W Loyola Dr	0.18mi	4/2.0	1,315 (-5%)	6mo	$193,500	$147	78
3733 Tulane Dr	0.16mi	3/2.0 (-1)	1,467 (+6%)	2mo	$235,000	$160	76
3665 W Louisiana State Dr	0.26mi	3/2.0 (-1)	1,379 (-1%)	10mo	$195,000	$141	74
3541 Tulane Dr	0.52mi	4/2.0	1,455 (+5%)	3mo	$210,000	$144	65
4041 E Louisiana State Dr	0.66mi	3/2.0 (-1)	1,350 (-3%)	0mo	$250,000	$185	60
3717 Tulane Dr	0.19mi	3/2.0 (-1)	1,212 (-13%)	7mo	$208,000	$172	59
3860 Tulane Dr	0.14mi	3/1.5 (-1)	1,192 (-14%)	7mo	$175,000	$147	57
3621 W Loyola Dr	0.37mi	3/2.0 (-1)	1,575 (+14%)	0mo	$198,000	$126	55
4212 W Loyola Dr	0.64mi	3/2.0 (-1)	1,347 (-3%)	8mo	$215,000	$160	54
4109 Tulane Dr	0.43mi	3/2.0 (-1)	1,215 (-12%)	2mo	$210,000	$173	53
4104 E Louisiana State Dr	0.74mi	3/2.0 (-1)	1,208 (-13%)	3mo	$205,000	$170	36

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-22,867
• Equity at exit: $29,821

10-year hold

• IRR: -7.5%
• Equity multiple: 0.59×
• Total profit: $-23,086
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $244

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $382	-5% $313	+0% $244	+5% $175	+10% $106
Rent	-10% $81	-5% $163	+0% $244	+5% $325	+10% $407
Rate	-1.0pp $345	-0.5pp $295	base $244	+0.5pp $192	+1.0pp $139

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Tulane Dr Kenner, LA	3.0	2.0	1220	$2,000	$1.64	44d	1	0.05mi
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	12d	1	0.06mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	21d	1	0.61mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	2d	1	0.72mi
505 Vassar Ct Kenner, LA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.89mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,500	$1.20	15d	1	0.98mi
4329 Loire Dr Apt D Kenner, LA	3.0	2.0	1300	$1,500	$1.15	5d	1	1.00mi
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	5d	1	1.25mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,950	$1.44	24d	1	1.26mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,850	$1.28	4d	1	1.32mi
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	3d	1	1.41mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,200	$1.33	5d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 63 DOM
2. 2026-06-17
   days on market $200,000 Active 62 DOM
3. 2026-06-16
   days on market $200,000 Active 61 DOM
4. 2026-06-15
   days on market $200,000 Active 60 DOM
5. 2026-06-13
   days on market $200,000 Active 58 DOM
6. 2026-06-10
   days on market $200,000 Active 55 DOM
7. 2026-06-09
   days on market $200,000 Active 54 DOM
8. 2026-06-08
   days on market $200,000 Active 53 DOM
9. 2026-06-07
   days on market $200,000 Active 52 DOM
10. 2026-06-03
    days on market $200,000 Active 48 DOM
11. 2026-06-02
    days on market $200,000 Active 47 DOM
12. 2026-06-01
    days on market $200,000 Active 46 DOM
13. 2026-05-31
    days on market $200,000 Active 45 DOM
14. 2026-04-23
    status Pending 577-char remark

    Show marketing remark (577 chars)

    <br><br> Recent improvements include a roof replaced 6 years ago, HVAC just 4 years old, updated underground plumbing with all new ABS/PVC, and a water heater from 2021. Energy-efficient windows, HVAC, and water heater help support day-to-day efficiency. <br><br> The fully fenced backyard provides plenty of room to spread out, along with a shed for additional storage. <br><br> Located with easy access to Loyola Drive, the airport, and nearby shopping and dining, this property combines everyday convenience with updates that make a difference. <br><br> Make an offer today!

15. 2026-04-23
    historical Active Under Contract

    Show marketing remark (577 chars)

    <br><br> Recent improvements include a roof replaced 6 years ago, HVAC just 4 years old, updated underground plumbing with all new ABS/PVC, and a water heater from 2021. Energy-efficient windows, HVAC, and water heater help support day-to-day efficiency. <br><br> The fully fenced backyard provides plenty of room to spread out, along with a shed for additional storage. <br><br> Located with easy access to Loyola Drive, the airport, and nearby shopping and dining, this property combines everyday convenience with updates that make a difference. <br><br> Make an offer today!

16. 2026-04-16
    listed $200,000 Active 577-char remark

    Show marketing remark (577 chars)

    <br><br> Recent improvements include a roof replaced 6 years ago, HVAC just 4 years old, updated underground plumbing with all new ABS/PVC, and a water heater from 2021. Energy-efficient windows, HVAC, and water heater help support day-to-day efficiency. <br><br> The fully fenced backyard provides plenty of room to spread out, along with a shed for additional storage. <br><br> Located with easy access to Loyola Drive, the airport, and nearby shopping and dining, this property combines everyday convenience with updates that make a difference. <br><br> Make an offer today!

17. 2026-04-16
    listed $200,000 Active

    Show marketing remark (577 chars)

    <br><br> Recent improvements include a roof replaced 6 years ago, HVAC just 4 years old, updated underground plumbing with all new ABS/PVC, and a water heater from 2021. Energy-efficient windows, HVAC, and water heater help support day-to-day efficiency. <br><br> The fully fenced backyard provides plenty of room to spread out, along with a shed for additional storage. <br><br> Located with easy access to Loyola Drive, the airport, and nearby shopping and dining, this property combines everyday convenience with updates that make a difference. <br><br> Make an offer today!

18. 2008-05-13
    listed $74,900
19. 1994-05-25
    listed $51,500

ⓘ 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: $24,702
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$5,818
• Taxable loss: −$272
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,994/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 · 13 photos

Good 80/100 Cosmetic rehab

This Kenner home is move-in ready with recent updates and a good condition score, making it a solid investment.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace or clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace or clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+288.3% since first listed

6 events — show timeline

• 2026-04-23 Pending — AcadianaMLS
• 2026-04-23 Contingent — GSREIN
• 2026-04-16 Listed $200,000 GSREIN
• 2026-04-16 Listed $200,000 AcadianaMLS
• 2008-05-13 Listed $74,900 AcadianaMLS
• 1994-05-25 Listed $51,500 AcadianaMLS