# Kenner Shopping Center — Redevelopment Study

**Property:** 3225–3233 Williams Blvd, Kenner, LA 70065
**Owner of record:** Dr. Cheng Chi Lin & Mrs. Tina L.C. Lin
**Prepared:** 2026-05-13 · CC Sam (for Austin Lin)
**Scope:** Market + demographic analysis, demo-and-rebuild scenarios, rehab tenant targets, and Tesla Supercharger feasibility for the south building.

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## 1. Property Footprint (from existing leases)

Best available data comes from the *demised premises* clauses of the two operative leases on file. No direct Jefferson Parish Assessor parcel record was retrievable through the public search portal during this study; figures below are taken from the executed leases and should be confirmed against the formal parcel record before any transaction.

| Dimension | Value | Source |
|---|---|---|
| **Lot size** | ~56,250 ± SF (**~1.29 acres**) | La Chilanga lease, §1.1 |
| **Total shopping-center building** | ~21,000 ± SF | La Chilanga lease, §1.1 |
| **Building coverage ratio** | ~37% | Calculated (21,000 ÷ 56,250) |
| **3225 Williams (Sake Sushi bay)** | ~4,600 SF retail | Sake Sushi lease, §5 |
| **3229 Williams (La Chilanga bay)** | ~4,520 SF retail | La Chilanga lease, §1.1 |
| **3233 Williams (Cash Cow bay)** | Not stated; estimated ~1,500–3,000 SF | Cash Cow 2002 lease (rent implies smaller bay) |
| **Other bays** | Two pre-Ida vacant units (grocery + chiro), combined ~9,000 SF residual | Tenant Payment Analysis |
| **Lot remainder** | ~35,250 SF (parking, drive, landscape) | 56,250 − 21,000 |

**Implication.** This is a small-format community strip center on roughly an acre-and-a-third. The building-to-land ratio leaves substantial parking/yard area — enough for either a second pad site, a redev of the rear half, or a Tesla Supercharger array on a demolished south footprint (see §5).

> **Two-building question.** The single executed lease language describes the property as one "Shopping Center" building. If a second freestanding structure exists on the parcel (Austin's reference to "the building further from the lake"), it isn't captured in the leases on file and needs visual confirmation from the parcel map, Pictometry, or a site walk. Recommend pulling the Jefferson Parish Assessor parcel map (jpassessor.net, parcel-number search) or jeffparish geoportal directly with Kevin's owner credentials.

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## 2. Market + Demographic Analysis

### Submarket fundamentals

- **Corridor:** Williams Boulevard (LA-49) — Kenner's primary north-south corridor.
- **Position:** Just north of I-10, within the Laketown Improvement District (LID) Commercial Corridor — eligible for the Kenner CDBG-DR Façade Grant program.
- **Zoning:** Kenner C-2 commercial (the offering memorandum for 4509 Williams calls the area "BC2 Business Core District" — broker shorthand for the same C-2 designation).
- **Census tract:** **205.02** (Jefferson Parish, Census GEOID 22051020502). *Not* the Kenner Federal Opportunity Zone tract — that is Tract 206, which is south of I-10 and bounded by Louis Armstrong Airport and the St. Charles Parish line.

### Comparable retail benchmark

| Comp | Address | Status | Asking |
|---|---|---|---|
| **Lake Towne Center outparcels** | 4509 & 4513 Williams Blvd | New construction, 2× 3,600 SF, anchored center w/ 25K SF Planet Fitness, 200 spaces | **$21.67/SF NNN** ($6,500/mo per space) |

That sets the high end. Older strip product south of Lake Towne Center typically trades $14–$18/SF NNN in this submarket.

### Demographics (Kenner / 70065)

| Metric | Value | Notes |
|---|---|---|
| Population (2026) | 63,830 | Declining −0.64%/yr since 2020 |
| Median household income | $64,020 | Above LA average (~$57K) |
| Median property value | $246,300 | Homeownership 63.1% |
| Race | 47% White · 17% Black · 11% Other · 4.6% Asian | — |
| Foreign-born | **20.8%** | vs. 14% US avg; heavy Honduran / Mexican / Salvadoran + Vietnamese |
| Poverty rate | 15.45% | — |
| Cost-of-living index | 95.6 | Slightly below national avg |

### Strategic context (5-mile draw)

- 5 miles south to **Louis Armstrong International Airport (MSY)** via I-10.
- Treasure Chest Casino, **Laketown Amphitheater** (under construction — major new entertainment anchor), Pontchartrain Convention Civic Center, Coconut Beach Sports.
- Existing nearby anchors: Walmart Neighborhood Market (3520 Williams), Burlington, Esplanade Mall (revitalization underway).
- Demand drivers: airport-area workers, casino traffic, the new Laketown entertainment district, working-class immigrant families (Latino + Vietnamese first-generation).

### Read

A working-class, immigrant-heavy submarket on a high-traffic corridor with a new entertainment anchor (Laketown) coming online. Population is slightly declining but household income is above state average. This is **not** a luxury/destination submarket — but it is a stable, traffic-rich, value-retail/service-retail corridor.

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## 3. Scenario A — Demo & Rebuild: Top 3 Concepts

### A1. Anchored multi-tenant retail strip with drive-thru pads

**Pitch.** Replace the existing 21K SF strip with a new ~12–15K SF in-line strip plus 2 drive-thru pad sites. Mirror the Lake Towne Center concept on a smaller footprint.

| Element | Detail |
|---|---|
| Anchor target | Small-format Aldi, fitness (Crunch, Planet Fitness if no Kenner location yet), discount apparel |
| Pad targets | Chipotle, Starbucks, Chick-fil-A, Raising Cane's (drive-thru = rent premium) |
| Rent underwriting | $22–25/SF blended NNN |
| Cap rate (stabilized) | 6.5–7.0% |
| Construction cost | $300–450/SF → **$4–6M total** |
| Time to stabilize | 18–30 months |

**Why this is the default play.** Highest cash flow per dollar, easiest financing (banks understand retail strip product), best fit for the corridor.

### A2. Self-storage facility

**Pitch.** Class A multi-story climate-controlled self-storage, 80–100K SF on the 1.29-acre parcel. Operate or sale-leaseback to Public Storage / CubeSmart / Extra Space.

| Element | Detail |
|---|---|
| Demand drivers | Post-Ida household downsizing, hurricane prep, snowbird storage, growing renter share |
| Rents | $1.00–1.50/SF/mo |
| Cap rate (stabilized) | 5.5–6.0% |
| Construction cost | $90–110/SF → **$7–10M total** |
| Time to stabilize | 24–36 months |

**Why this works.** Lowest operational complexity. Demographic decline doesn't hurt self-storage demand the way it hurts retail — and Kenner's renter share is growing.

### A3. Mixed-use: ground-floor retail + medical office above

**Pitch.** 30–40K SF, two-story. Ground floor retail (food / pharmacy / urgent care), 2nd floor medical office or dental.

| Element | Detail |
|---|---|
| Demand | Ochsner LSU Health + Tulane satellite clinics serving Kenner's aging population |
| Rents | $24–28/SF NNN blended |
| Cap rate (stabilized) | 6.5% |
| Construction cost | $400–500/SF → **$12–15M total** |
| Time to stabilize | 30–42 months |

**Why this is the most defensive play.** Medical office is recession-resistant and the lease tenor is long (5–10 yr typical). Higher capex and longer to stabilize, but a stronger long-term hold.

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## 4. Scenario B — Rehab: Top Tenant Targets

If the existing 21K SF strip is rehabilitated rather than rebuilt, the tenant mix should fit Kenner's actual demographics, not aspirational ones.

### Tier 1 — High probability of fit + paying rent

| Tenant type | Why | Bay size | Rent (NNN) |
|---|---|---|---|
| **Latin American grocer / panadería** | Honduran/Mexican/Salvadoran demo. Chilanga's old slot but with a stronger operator. | 4,500 SF | $14–18/SF |
| **Vietnamese pho / banh mi / Asian grocery** | Underserved in Kenner despite the demographic. Replace Sake Sushi's slot. | 4,500 SF | $14–18/SF |
| **Dollar General / Family Dollar / Dollar Tree** | National credit tenant, NNN, perfect fit for $64K median HH demo. 10-yr term. | 8,000–10,000 SF | $14–16/SF |

### Tier 2 — Service retail (recession-resistant)

- Urgent care clinic (HCA HealthONE, MD Now, AFC Urgent Care) — $25–30/SF NNN
- Dental / orthodontics franchise (Aspen Dental, Bright Now) — $22–28/SF NNN
- Vision care (America's Best Contacts & Eyeglasses, LensCrafters)
- Chiropractic / physical therapy chain

### Tier 3 — Food + service

- QSR drive-thru (Williams Blvd traffic supports another QSR)
- Cellular retail (T-Mobile / Cricket / Boost Mobile)
- Hair / nails (Sport Clips, Great Clips, Hair Cuttery, nail salon)
- Laundromat (Kenner's high renter share supports recurring revenue, low operational risk)

### Avoid

- **Payday lending** — Cash Cow's failure + ongoing regulatory headwinds = market saturation
- **Standalone sit-down restaurants** — Sake's collapse and elevated post-Ida failure rate
- **Casino-adjacent gaming** — regulatory and reputational drag

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## 5. Tesla Supercharger — South Building Demo Scenario

### Site fit

- Williams Blvd is high-traffic, ~5 mi from MSY airport via I-10 — the corridor-stop profile Tesla prioritizes for new sites.
- **Existing Supercharger capacity in metro:** Metairie — 211 Veterans Memorial Blvd / Winn-Dixie (24 V3 posts, up to 250 kW, 24/7) ~7 mi east; Metairie — 3711 Power Blvd / Rouses Market (8 V4 posts, up to 325 kW, 24/7). Both are in Metairie, east of the New Orleans CBD approach.
- **Kenner-side coverage gap:** the Kenner / MSY / west-I-10 approach has no nearby Supercharger. The site adds west-side coverage for airport rental and rideshare traffic, west-bound I-10 movements before drivers enter the denser Metairie / CBD cluster, and Kenner residential demand. Pitched as additive west-side coverage, not as "nothing exists for 7 miles east" — Tesla's site team will find the Power Blvd / Rouses site immediately.

### Two host paths

**Path A — Traditional Host Program** (tesla.com/host-a-supercharger)

- Tesla designs, pays for, owns, and operates the equipment. $0 capex to the property owner.
- Owner provides land via long-term ground lease (typically 10–20 years, $1–5/SF/yr).
- Tesla selects from internal site queue — application can sit 6–24 months.
- ROI for owner: modest ground-lease income + retail traffic lift to adjacent spaces.

**Path B — Supercharger for Business** (launched late 2025)

- Owner BUYS the gear — **$940K all-in for 8 V4 stalls + V4 cabinet** per Tesla's own configurator.
- Tesla operates it on the public Supercharger network, revenue share back to owner.
- Faster deployment than Path A (skip Tesla's queue).
- 6–8 year payback at decent SC utilization.

### Site requirements (both paths)

- 8 V4 posts initial with footprint preserved for expansion to 16 (matches Tesla intake blocks of 8 / 16 / 24); pull-through and 2–4 trailer-capable stalls subject to civil layout.
- Restrooms + Wi-Fi (the retained north building or adjacent walkable amenities).
- Entergy service capacity sufficient for V4 cabinet operation; preliminary feasibility request out (cabinet supports up to ~1,200 kW shared across 8 posts; required upgrade depends on existing 3-phase capacity at the meter). Tesla typically funds Supercharger-specific upgrades under the Traditional Host structure.
- ADA design intent per U.S. Access Board EV charging guidance: at least 2 accessible-mobility-feature stalls (11 ft × 20 ft + 5 ft access aisle), slopes ≤ 1:48 at the accessible charging area, accessible route to amenities, reachable charger controls.
- FEMA flood zone confirmation (parcel may sit in Zone AE per preliminary check); electrical equipment elevation, drainage path, and impervious-area treatment to be addressed in the concept layout.
- Kenner site plan / zoning review; EV charging is generally permitted in C-2 commercial, but explicit confirmation has been requested.

### Federal §30C tax credit

- Eligibility requires placement in service within the current applicable period and a low-income or non-urban census tract designation. Credit value for businesses is 6% (up to $100,000 per item) or 30% with prevailing-wage and apprenticeship compliance.
- Tract 205.02 eligibility requires direct IRS lookup. Given typical Tesla new-site timelines, §30C should be verified by Tesla / tax counsel and is not treated as a primary driver of this packet under the Traditional Host structure (Tesla owns equipment and claims any credit).

### Tesla Supercharger — Recommendation

1. **Submit the public host form** with the corrected allocation ("8 initial, 16 expandable") and the corrected demand framing (Kenner / MSY / west-I-10 coverage, not "nothing exists for 7 miles east").
2. **Send the short warm email to Hamid the same day** (see `SOUTH-HALF-TESLA-ASSESSMENT.md` §11).
3. **Do not pursue Supercharger for Business** without confirmed §30C eligibility and a credible placed-in-service path inside the current window.
4. **Do NOT demo the south building speculatively.** Preserve optionality. Demolition happens after Tesla commits or after a hard alternative tenant is signed.
5. **Practical play if Tesla declines:** rehab the existing strip with Tier 1 + Tier 2 tenants for cash flow. The Tesla effort itself surfaces useful exhibits (Entergy capacity letter, LADOTD AADT, Kenner zoning confirmation, parcel exhibit) that improve any subsequent listing or rehab package.

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## 6. Incentive Stack Summary

| Incentive | Fit | Use | Status |
|---|---|---|---|
| **LA Restoration Tax Abatement (RTA)** | HIGH (if district-designated) | 5-yr property tax freeze on improvements, renewable to 10 yr | Verify district status with JEDCO (504-875-3920) |
| **Kenner Signage Façade Grant (CDBG-DR)** | MEDIUM | Up to $20K typical; up to $50K for multi-tenant property (3+ tenants); signage only | Williams Blvd LID corridor. Initial 100% reimbursement round ran through Dec 31, 2025; subsequent rounds at reduced reimbursement levels while funds remain. Verify current round + award with Kenner Community Development. |
| **Hometown Revitalization Program (HRP, CDBG-DR)** | MEDIUM | Major-damage commercial districts from 2020-2021 disasters | JP allocation ~$30.1M; Hurricane Ida fits — confirm current round / availability |
| **Federal §30C EV Charging Credit** | LOW (under Traditional Host structure) | 6% / 30% of cost depending on prevailing-wage compliance, up to $100K per item | Tesla owns equipment under Traditional Host and claims any credit; tract eligibility (205.02) and placed-in-service window must be verified by Tesla / tax counsel. |
| **Federal + LA State Historic Tax Credit** | LOW | 20% federal + 25% state on qualifying rehab | Property unlikely to qualify (1960s–70s strip) |
| **Federal Opportunity Zone** | ❌ NOT eligible | Capital-gains deferral/exclusion | Tract 205.02 ≠ Tract 206 (Kenner OZ) |
| **LA Enterprise Zone** | ❌ NOT eligible | Tax credits for jobs/investment | Retail NAICS 44/45 explicitly excluded |
| **LA Industrial Tax Exemption (ITEP)** | ❌ NOT eligible | 80% property tax abatement | Manufacturers only (NAICS 31/32/33) |
| **LA Quality Jobs Program** | LOW | 6% payroll rebate up to 10 yr | Typically not retail-friendly |

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## 7. Next-2-Weeks Action List

1. **JEDCO intake call** — RTA district status + HRP eligibility for 3225-3233. (504) 875-3920.
2. **Tesla host application** — free, 30-min form at tesla.com/host-a-supercharger.
3. **Williams Blvd Façade Grant application** — up to $50K, easy, first-come.
4. **Jefferson Parish Assessor parcel map** — confirm exact parcel size, building count, and which structure is "further from the lake." Visit jpassessor.net (parcel-number or owner search) or call (504) 362-4100.
5. **Kenner-focused commercial broker call** — McEnery (Pat Browne III, listing broker on 4509 Williams) for current vacancy and Williams Blvd absorption data.

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## 8. Open Questions for Confirmation

- Is there a second freestanding building on the parcel, or is the "building further from the lake" the south end of the single strip?
- Tract 205.02 §30C eligibility (low-income community or non-urban).
- Current zoning designation (presumed Kenner C-2 — verify with Kenner Planning Department).
- Are any existing tenants (Cash Cow in particular) still in any form of holdover or month-to-month tenancy that would affect demo or rehab timing?
- Status of any Latter & Blum residual commission obligation on the 2002 Cash Cow lease — could affect a sale or new lease.

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*This study draws on: the executed Sake Sushi, La Chilanga, and Cash Cow leases (the latter OCR'd from a 2002 PDF on file); Sam's prior tenant-payment analysis (2026-03-25); current bank statements (Capital One ...8963, Mar 2024 – Mar 2026); Census Bureau geocoder for Tract 205.02; OpportunityZones.com for OZ status; the Kenner CDBG-DR Façade Grant policy document v3.0 (October 2025); the McEnery offering memorandum for 4509 & 4513 Williams Blvd; LA Economic Development incentive documentation; and Tesla's public Supercharger host program materials. Parcel footprint figures are taken from lease language and should be verified against the formal Jefferson Parish Assessor record before any binding transaction.*