Reims V C Plan · Hammond, LA 70403

$272,990

3 bd · 2.0 ba · 1,887 sqft · SingleFamily · 902 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Schools +1.4/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

Key facts

• Open floor plan
• Computer desk/niche
• Double master vanity

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• COMPUTER DESK/NICHE
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• DOUBLE MASTER CLOSETS

🏗️ New construction. The $272,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $339,023.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-715 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (24.5% below list).
• Recommended offer: $206k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 4.8% in Hammond — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#77 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, commute D+, crime F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hammond Eastside Magnet (math 22% / reading 35%, grade F, #350 of 646 statewide, top 55%, 1,343 students, 68% FRL); Greenville Park Leadership Academy (math 8% / reading 12%, grade F, #199 of 218 statewide, top 92%, 447 students, 86% FRL); Hammond High Magnet School (math 19% / reading 28%, grade F, #167 of 265 statewide, top 63%, 1,750 students, 64% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents flat; 429 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• At $2,060/mo this rent would consume 48% of the median local household income ($51k/yr) — 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 902 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,019 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 902 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.04%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $339,023
• List price: $272,990
• Delta: -19.48%
• 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
44250 Lake Willow Rd	0.35mi	3/2.0	1,887 (0%)	4mo	$277,810	$147	81
44202 Shadowpoint Dr	0.21mi	4/2.0 (+1)	1,858 (-2%)	5mo	$299,000	$161	78
19406 Chelwood Ct	0.22mi	4/2.0 (+1)	1,858 (-2%)	6mo	$284,790	$153	77
44320 Huntley Rd	0.38mi	3/2.0	1,826 (-3%)	0mo	$299,122	$164	76
44404 Lake Wind Dr	0.24mi	4/2.0 (+1)	1,935 (+2%)	4mo	$300,954	$156	76
44295 Huntley Rd	0.39mi	4/2.0 (+1)	1,927 (+2%)	1mo	$295,369	$153	72
19318 Chelwood Ct	0.46mi	4/2.0 (+1)	1,858 (-2%)	6mo	$286,565	$154	66
43449 Denali Dr	0.59mi	3/2.0	1,951 (+3%)	4mo	$339,000	$174	63
44191 Huntley Rd	0.31mi	3/2.0	2,130 (+13%)	1mo	$324,075	$152	63
43460 Denali Dr	0.61mi	4/2.0 (+1)	1,896 (+0%)	5mo	$297,500	$157	62
20171 Camden Ln	0.70mi	4/2.0 (+1)	1,927 (+2%)	2mo	$317,000	$165	57
43421 Biscayne Dr	0.71mi	4/2.0 (+1)	1,900 (+1%)	5mo	$299,000	$157	56

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -35.3%
• Equity multiple: -0.12×
• Total profit: $-105,857
• Equity at exit: $50,549

10-year hold

• IRR: -67.2%
• Equity multiple: -0.81×
• Total profit: $-171,690
• Equity at exit: $29,312

Cash invested: $94,926 (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: 27 active · 25 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $293,990 ($149/sqft)
• Median days on market: 902 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +21.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70403

• Home prices YoY: -34.1%
• Rents YoY: 0.3%
• Active inventory: 429
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-715

Break-even live

Break-even rent $2,966

Max offer price $235,510

Occupancy floor —

Sensitivity live

Price	-10% $-481	-5% $-598	+0% $-715	+5% $-832	+10% $-950
Rent	-10% $-878	-5% $-797	+0% $-715	+5% $-634	+10% $-553
Rate	-1.0pp $-545	-0.5pp $-629	base $-715	+0.5pp $-803	+1.0pp $-893

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: $84,756
• Closing costs: $10,171
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44243 Kendalwood Dr Hammond, LA	3.0	2.0	1826	$2,200	$1.20	139d	1	0.20mi
44208 Huntley Rd Hammond, LA	4.0	3.0	2200	$2,250	$1.02	2d	1	0.24mi
20175 Kingland Dr Hammond, LA	3.0	2.5	2300	$2,300	$1.00	139d	1	0.60mi
20175 Long Lake Dr Hammond, LA	3.0	2.0	2231	$2,300	$1.03	2d	1	0.77mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$3,840	$2.08	139d	1	1.01mi

Listing history 50 events

1. 2026-09-24
   days on market $272,990 Active 902 DOM
2. 2026-09-24
   days on market $272,990 Active 901 DOM
3. 2026-09-22
   days on market $272,990 Active 900 DOM
4. 2026-09-21
   days on market $272,990 Active 899 DOM
5. 2026-09-20
   days on market $272,990 Active 898 DOM
6. 2026-09-19
   days on market $272,990 Active 897 DOM
7. 2026-09-18
   days on market $272,990 Active 896 DOM
8. 2026-09-17
   days on market $272,990 Active 895 DOM
9. 2026-09-16
   days on market $272,990 Active 894 DOM
10. 2026-09-15
    days on market $272,990 Active 893 DOM
11. 2026-09-14
    days on market $272,990 Active 892 DOM
12. 2026-09-13
    days on market $272,990 Active 891 DOM
13. 2026-09-12
    days on market $272,990 Active 890 DOM
14. 2026-09-11
    pricedays on market $272,990 Active 889 DOM
15. 2026-09-05
    days on market $270,990 Active 883 DOM
16. 2026-09-04
    days on market $270,990 Active 882 DOM
17. 2026-09-03
    days on market $270,990 Active 881 DOM
18. 2026-09-02
    days on market $270,990 Active 880 DOM
19. 2026-08-30
    days on market $270,990 Active 877 DOM
20. 2026-08-29
    days on market $270,990 Active 876 DOM
21. 2026-08-28
    days on market $270,990 Active 875 DOM
22. 2026-08-27
    days on market $270,990 Active 874 DOM
23. 2026-08-26
    days on market $270,990 Active 873 DOM
24. 2026-08-25
    days on market $270,990 Active 872 DOM
25. 2026-08-24
    days on market $270,990 Active 871 DOM
26. 2026-08-23
    days on market $270,990 Active 870 DOM
27. 2026-08-22
    days on market $270,990 Active 869 DOM
28. 2026-08-21
    days on market $270,990 Active 868 DOM
29. 2026-08-20
    days on market $270,990 Active 867 DOM
30. 2026-08-19
    days on market $270,990 Active 866 DOM
31. 2026-08-18
    days on market $270,990 Active 865 DOM
32. 2026-08-17
    days on market $270,990 Active 864 DOM
33. 2026-08-16
    days on market $270,990 Active 863 DOM
34. 2026-08-15
    days on market $270,990 Active 862 DOM
35. 2026-08-14
    days on market $270,990 Active 861 DOM
36. 2026-08-13
    days on market $270,990 Active 860 DOM
37. 2026-08-12
    days on market $270,990 Active 859 DOM
38. 2026-08-11
    days on market $270,990 Active 858 DOM
39. 2026-08-10
    days on market $270,990 Active 857 DOM
40. 2026-08-09
    days on market $270,990 Active 856 DOM
41. 2026-08-08
    days on market $270,990 Active 855 DOM
42. 2026-08-07
    days on market $270,990 Active 854 DOM
43. 2026-08-06
    days on market $270,990 Active 853 DOM
44. 2026-08-05
    days on market $270,990 Active 852 DOM
45. 2026-08-04
    days on market $270,990 Active 851 DOM
46. 2026-08-03
    days on market $270,990 Active 850 DOM
47. 2026-07-31
    days on market $270,990 Active 847 DOM
48. 2026-07-30
    days on market $270,990 Active 846 DOM
49. 2026-07-29
    days on market $270,990 Active 845 DOM
50. 2026-07-27
    days on market $270,990 Active 843 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: $24,722
• − Mortgage interest: −$18,991
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$9,862
• Taxable loss: −$14,867
• Est. tax savings @ 24.0%: +$3,568
• After-tax cash flow: $-5,016/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Woodland Park Magnet F LA #597/646 Nat'l #39,071/41,679 Middle Greenville Park Leadership Academy F LA #199/218 Nat'l #13,307/14,009 High Hammond High Magnet School F LA #167/265 Nat'l #13,485/17,239

Schools (NCES district)

• District: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

C Composite livability gradescore 69/100

Livability — Hammond

• Score: 69/100
• State rank: #77
• US rank: #8868

Category grades

Amenities C- Commute D+ Cost of living A+ Crime F Employment F Housing C+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 144,204 people
• City population: 51,394
• Metro: Hammond, LA
• Population (ZIP): 30,173
• Household income: $50,976
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 11% of renters

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Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 55% Black 37% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 1%

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Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 127.4535
• Rent YoY: ▲ 0.33%
• Metro: Hammond, 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

Price history

1 event — show timeline

• 2024-04-05 Listed $270,990 Zillow