3804 W Louisiana State Dr · Kenner, LA 70065

$195,000

4 bd · 2.0 ba · 1,387 sqft · SingleFamily · 10 Days on market

Built 1968 Good condition $141/sqft · 15% below area Est $230k · 15% 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 +20.8/30.0
• ARV discount +14.4/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +1.9/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready with the big-ticket items already handled, this Kenner home offers a clean, updated feel from the moment you walk in. Fresh interior paint and a kitchen with granite countertops and stainless steel appliances give the space a polished, low-maintenance finish. Washer and dryer hookups are conveniently located inside the home. No carpet throughout. <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

• Roof
• No carpet
• Granite countertops

Tags

• NO CARPET
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER HOOKUPS
• HVAC SYSTEM
• ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.9% vs local median 5.5% 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: John James Audubon School (math 22% / reading 35%, grade F, #350 of 646 statewide, top 55%, 648 students, 61% FRL); John Q. Adams Middle School (math 22% / reading 36%, grade F, #117 of 218 statewide, top 54%, 900 students, 55% 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); 387 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 36% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $195,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $230,072
• List price: $195,000
• Delta: -15.24%
• 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
4037 W Louisiana State Dr	0.29mi	3/2.0 (-1)	1,393 (+0%)	4mo	$240,000	$172	77
3713 W Loyola Dr	0.18mi	4/2.0	1,315 (-5%)	9mo	$193,500	$147	75
3733 Tulane Dr	0.16mi	3/2.0 (-1)	1,467 (+6%)	6mo	$235,000	$160	74
3752 Tulane Dr	0.10mi	3/2.0 (-1)	1,512 (+9%)	4mo	$259,000	$171	72
3541 Tulane Dr	0.52mi	4/2.0	1,455 (+5%)	6mo	$210,000	$144	62
4041 E Louisiana State Dr	0.66mi	3/2.0 (-1)	1,350 (-3%)	3mo	$250,000	$185	57
3717 Tulane Dr	0.19mi	3/2.0 (-1)	1,212 (-13%)	10mo	$208,000	$172	57
3860 Tulane Dr	0.14mi	3/1.5 (-1)	1,192 (-14%)	10mo	$175,000	$147	55
3621 W Loyola Dr	0.37mi	3/2.0 (-1)	1,575 (+14%)	4mo	$198,000	$126	52
4109 Tulane Dr	0.43mi	3/2.0 (-1)	1,215 (-12%)	5mo	$210,000	$173	50
4245 W Loyola Dr	0.71mi	3/2.0 (-1)	1,261 (-9%)	3mo	$142,000	$113	44
4104 E Louisiana State Dr	0.74mi	3/2.0 (-1)	1,208 (-13%)	6mo	$205,000	$170	34

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-20,471
• Equity at exit: $29,075

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-18,860
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 24 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $234,500 ($168/sqft)
• Median days on market: 72 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -1.3% vs 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: 387
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $268

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $403	-5% $336	+0% $268	+5% $201	+10% $134
Rent	-10% $107	-5% $188	+0% $268	+5% $349	+10% $430
Rate	-1.0pp $367	-0.5pp $318	base $268	+0.5pp $218	+1.0pp $166

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Tulane Dr Kenner, LA	3.0	2.0	1220	$2,000	$1.64	139d	1	0.05mi
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	58d	1	0.06mi
3816 W Louisiana State Dr Kenner, LA	3.0	2.0	1400	$1,800	$1.29	107d	1	0.06mi
3660 Tulane Dr Kenner, LA	4.0	2.0	1363	$2,100	$1.54	58d	1	0.25mi
3872 E Loyola Dr Kenner, LA	3.0	2.0	1170	$1,575	$1.35	116d	1	0.61mi
3608 E Louisiana State Dr Kenner, LA	3.0	2.0	1800	$2,275	$1.26	63d	1	0.72mi
4157 E Louisiana State Dr Kenner, LA	3.0	2.0	1316	$1,750	$1.33	74d	1	0.83mi
4157 E Louisiana State Dr Kenner, LA	3.0	2.0	1316	$1,750	$1.33	78d	1	0.83mi
4216 Loire Dr Kenner, LA	3.0	2.0	1785	$2,000	$1.12	80d	1	0.88mi
505 Vassar Ct Kenner, LA	3.0	2.0	1300	$1,800	$1.38	139d	1	0.89mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,400	$1.12	58d	1	0.98mi
4321 Loire Dr Unit D Kenner, LA	3.0	2.0	1250	$1,400	$1.12	74d	1	0.98mi
4325 Loire Dr Unit C Kenner, LA	3.0	2.5	1200	$1,650	$1.38	10d	1	0.99mi
4329 Loire Dr Apt D Kenner, LA	3.0	2.0	1300	$1,500	$1.15	100d	1	1.00mi
52 Avant Garde Cir #52 Kenner, LA	3.0	2.5	1500	$2,000	$1.33	2d	1	1.05mi
636 Vouray Dr Unit C Kenner, LA	3.0	2.0	1180	$1,400	$1.19	85d	1	1.06mi
636 Vouray Dr Unit C Kenner, LA	3.0	2.0	1180	$1,400	$1.19	85d	1	1.06mi
600 Saxony Ln Kenner, LA	3.0	1.0	1270	$1,800	$1.42	7d	1	1.12mi
140 Johns Hopkins Dr Kenner, LA	4.0	4.0	1426	$2,500	$1.75	0d	1	1.14mi
414 Johns Hopkins Dr Kenner, LA	3.0	2.0	1200	$1,675	$1.40	67d	1	1.17mi
828 Vouray Dr Unit A Kenner, LA	3.0	1.5	1144	$1,400	$1.22	78d	1	1.18mi
4109 Chateau Blvd Unit B Kenner, LA	3.0	2.5	1700	$2,100	$1.24	7d	1	1.20mi
3310 Ole Miss Dr Kenner, LA	4.0	2.0	1700	$2,050	$1.21	10d	1	1.22mi
4213 Paradis Ln Kenner, LA	3.0	2.5	1510	$2,000	$1.32	74d	1	1.25mi
4206 Paradis Ln Kenner, LA	3.0	2.5	1350	$1,900	$1.41	10d	1	1.26mi
1014 Saint Julien Dr Unit c2 Kenner, LA	3.0	2.5	1450	$1,700	$1.17	93d	1	1.32mi
421 Holy Cross Pl Kenner, LA	3.0	2.5	1650	$1,950	$1.18	62d	1	1.32mi
25 Furman Cir Kenner, LA	3.0	2.0	1500	$1,980	$1.32	0d	1	1.37mi
3 Furman Cir Kenner, LA	3.0	2.0	1268	$1,700	$1.34	85d	1	1.40mi
70 Furman Cir Kenner, LA	4.0	2.5	1800	$2,500	$1.39	98d	1	1.41mi
309 Emerson Dr Unit C Kenner, LA	3.0	1.0	900	$1,150	$1.28	74d	1	1.45mi
832 Dolphin Ct Kenner, LA	3.0	2.0	1121	$1,900	$1.69	73d	1	1.47mi
3366 Cannes Pl Kenner, LA	3.0	2.0	1700	$2,100	$1.24	10d	1	1.47mi

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Single-storyVery good condition
• Construction: Brick, stucco, and vinyl siding exteriorAsphalt and membrane roofSlab foundationBuilt with energy-efficient HVAC, insulation, lighting, water heater, and windows
• Exterior features: FenceShed(s)City lotRectangular lotLot dimensions approximately 50 x 110

Interior

• Kitchen: MicrowaveOvenRangeRefrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: AtticCeiling fansCarbon monoxide detectorGranite countersHigh-speed internet availablePantryPull-down attic stairs
• Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $195,000 Active 10 DOM
2. 2026-09-23
   days on market $195,000 Active 9 DOM
3. 2026-09-22
   days on market $195,000 Active 8 DOM
4. 2026-09-21
   days on market $195,000 Active 7 DOM
5. 2026-09-20
   days on market $195,000 Active 6 DOM
6. 2026-09-19
   days on market $195,000 Active 5 DOM
7. 2026-09-18
   days on market $195,000 Active 4 DOM
8. 2026-09-17
   days on market $195,000 Active 3 DOM
9. 2026-09-16
   days on market $195,000 Active 2 DOM
10. 2026-09-14
    days on marketlisting id $195,000 Active 1 DOM
11. 2026-09-11
    days on market $195,000 Active 148 DOM
12. 2026-09-05
    days on market $195,000 Active 142 DOM
13. 2026-09-04
    days on market $195,000 Active 141 DOM
14. 2026-09-03
    days on market $195,000 Active 140 DOM
15. 2026-08-31
    days on market $195,000 Active 137 DOM
16. 2026-08-29
    days on market $195,000 Active 135 DOM
17. 2026-08-28
    days on market $195,000 Active 134 DOM
18. 2026-08-27
    days on market $195,000 Active 133 DOM
19. 2026-08-26
    days on market $195,000 Active 132 DOM
20. 2026-08-25
    days on market $195,000 Active 131 DOM
21. 2026-08-24
    days on market $195,000 Active 130 DOM
22. 2026-08-23
    days on market $195,000 Active 129 DOM
23. 2026-08-22
    days on market $195,000 Active 128 DOM
24. 2026-08-21
    days on market $195,000 Active 127 DOM
25. 2026-08-20
    days on market $195,000 Active 126 DOM
26. 2026-08-19
    days on market $195,000 Active 125 DOM
27. 2026-08-18
    days on market $195,000 Active 124 DOM
28. 2026-08-17
    days on market $195,000 Active 123 DOM
29. 2026-08-16
    days on market $195,000 Active 122 DOM
30. 2026-08-15
    days on market $195,000 Active 121 DOM
31. 2026-08-14
    days on market $195,000 Active 120 DOM
32. 2026-08-12
    days on market $195,000 Active 118 DOM
33. 2026-08-11
    days on market $195,000 Active 117 DOM
34. 2026-08-10
    days on market $195,000 Active 116 DOM
35. 2026-08-09
    days on market $195,000 Active 115 DOM
36. 2026-08-08
    days on market $195,000 Active 114 DOM
37. 2026-08-07
    days on market $195,000 Active 113 DOM
38. 2026-08-06
    days on market $195,000 Active 112 DOM
39. 2026-08-05
    days on market $195,000 Active 111 DOM
40. 2026-08-04
    days on market $195,000 Active 110 DOM
41. 2026-08-03
    days on market $195,000 Active 109 DOM
42. 2026-07-31
    days on market $195,000 Active 106 DOM
43. 2026-07-30
    days on market $195,000 Active 104 DOM
44. 2026-07-28
    days on market $195,000 Active 103 DOM
45. 2026-07-24
    days on market $195,000 Active 99 DOM
46. 2026-07-23
    days on market $195,000 Active 98 DOM
47. 2026-07-22
    days on market $195,000 Active 97 DOM
48. 2026-07-21
    days on market $195,000 Active 96 DOM
49. 2026-07-20
    days on market $195,000 Active 95 DOM
50. 2026-07-18
    days on market $195,000 Active 93 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: $24,546
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,673
• Taxable income: $123
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $3,191/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 Est. rehab $6,935–$20,805 screening

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 ↑

ⓘ 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 18/100

Zoned Schools

Elementary Frederick Douglass Community School F LA #199/218 Nat'l #13,307/14,009 Middle John Q. Adams Middle School F LA #117/218 Nat'l #9,290/14,009 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

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Single-storyVery good condition
• Construction: Brick, stucco, and vinyl siding exteriorAsphalt and membrane roofSlab foundationBuilt with energy-efficient HVAC, insulation, lighting, water heater, and windows
• Exterior features: FenceShed(s)City lotRectangular lotLot dimensions approximately 50 x 110

Interior

• Kitchen: MicrowaveOvenRangeRefrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: AtticCeiling fansCarbon monoxide detectorGranite countersHigh-speed internet availablePantryPull-down attic stairs
• Laundry & utility: Washer hookupDryer hookup

Price history

+288.3% since first listed

8 events — show timeline

• 2026-05-27 Relisted — AcadianaMLS
• 2026-05-27 Relisted — GSREIN
• 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