16221,16227 E Club Deluxe Rd · Hammond, LA 70403

$277,500

8 bd · 5.0 ba · 3,692 sqft · Land · 101 Days on market

1.79 ac lot $75/sqft · 20% below area Est $346k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity featuring two mobile homes situated on two lots totaling nearly two acres, with the option to purchase a third mobile home for added income potential. This income-producing property offers strong rental opportunities with ample space and flexibility. The layout provides privacy between units while maintaining efficient use of the land. The property also includes three storage sheds, offering additional convenience and value for tenants or owner use. With generous lot size, there is plenty of space surrounding the homes, creating a comfortable setting for tenants. Great for investors seeking a multi-unit property with land or those looking to diversify their rental portfolio. Conveniently located with easy access to local amenities, this property presents a rare opportunity to acquire multiple units on a sizable parcel at an attractive price point.

Key facts

• Nearly two acres
• Two lots
• Two mobile homes

Tags

• TWO MOBILE HOMES
• TWO LOTS
• NEARLY TWO ACRES
• STRONG RENTAL OPPORTUNITIES
• THREE STORAGE SHEDS
• GENEROUS LOT SIZE

What this means for you Summary

Snapshot

• This is a 8-bed/5.0-bath land listed at $278k.

Deal economics

• At list price, monthly cash flow is $-375 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (29.6% below list).
• Recommended offer: $195k (29.6% below list) — sets the bar for 1% rule.

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; 328 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• At $1,953/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 1201% of renters already pay >50% of income on rent) — 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 $8k 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 101 days — a 9% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $10k; list at $278k implies a 2675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,274 (29.6% 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 101 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $345,561
• List price: $277,500
• Delta: -19.70%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.05×
• Total profit: $-73,936
• Equity at exit: $41,376

10-year hold

• IRR: -45.1%
• Equity multiple: -0.48×
• Total profit: $-114,899
• Equity at exit: $23,993

Cash invested: $77,700 (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 70403

• Home prices YoY: -34.1%
• Rents YoY: 0.3%
• Active inventory: 328
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,162/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-375

Break-even live

Break-even rent $2,428

Max offer price $223,226

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-279	+0% $-375	+5% $-471	+10% $-567
Rent	-10% $-529	-5% $-452	+0% $-375	+5% $-298	+10% $-221
Rate	-1.0pp $-235	-0.5pp $-304	base $-375	+0.5pp $-447	+1.0pp $-520

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $277,500 Active 101 DOM
2. 2026-06-19
   days on market $277,500 Active 99 DOM
3. 2026-06-18
   days on market $277,500 Active 98 DOM
4. 2026-06-17
   days on market $277,500 Active 97 DOM
5. 2026-06-16
   days on market $277,500 Active 96 DOM
6. 2026-06-15
   days on market $277,500 Active 95 DOM
7. 2026-06-14
   days on market $277,500 Active 93 DOM
8. 2026-06-13
   days on market $277,500 Active 92 DOM
9. 2026-06-10
   days on market $277,500 Active 90 DOM
10. 2026-06-09
    days on market $277,500 Active 89 DOM
11. 2026-06-08
    days on market $277,500 Active 88 DOM
12. 2026-06-07
    days on market $277,500 Active 87 DOM
13. 2026-06-05
    days on market $277,500 Active 84 DOM
14. 2026-06-03
    days on market $277,500 Active 83 DOM
15. 2026-06-02
    days on market $277,500 Active 82 DOM
16. 2026-06-01
    days on market $277,500 Active 81 DOM
17. 2026-05-31
    days on market $277,500 Active 80 DOM
18. 2026-05-30
    days on market $277,500 Active 79 DOM
19. 2026-03-12
    listed $277,500 Active 892-char remark

    Show marketing remark (889 chars)

    Excellent investment opportunity featuring two mobile homes situated on two lots totaling nearly two acres, with the option to purchase a third mobile home for added income potential. This income-producing property offers strong rental opportunities with ample space and flexibility.The layout provides privacy between units while maintaining efficient use of the land. The property also includes three storage sheds, offering additional convenience and value for tenants or owner use.With generous lot size, there is plenty of space surrounding the homes, creating a comfortable setting for tenants. Great for investors seeking a multi-unit property with land or those looking to diversify their rental portfolio.Conveniently located with easy access to local amenities, this property presents a rare opportunity to acquire multiple units on a sizable parcel at an attractive price point.

20. 2026-03-12
    listed $277,500 Active 889-char remark

    Show marketing remark (889 chars)

    Excellent investment opportunity featuring two mobile homes situated on two lots totaling nearly two acres, with the option to purchase a third mobile home for added income potential. This income-producing property offers strong rental opportunities with ample space and flexibility.The layout provides privacy between units while maintaining efficient use of the land. The property also includes three storage sheds, offering additional convenience and value for tenants or owner use.With generous lot size, there is plenty of space surrounding the homes, creating a comfortable setting for tenants. Great for investors seeking a multi-unit property with land or those looking to diversify their rental portfolio.Conveniently located with easy access to local amenities, this property presents a rare opportunity to acquire multiple units on a sizable parcel at an attractive price point.

21. 2026-02-25
    price $379,000
22. 2026-02-25
    price $379,000
23. 2026-01-09
    listed $387,500 Active
24. 2026-01-09
    listed $387,500 Active
25. 2020-06-22
    soldstatus $10,000
26. 1991-08-07
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,433
• − Mortgage interest: −$15,544
• − Property taxes: −$4,162
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$8,073
• Taxable loss: −$9,483
• Est. tax savings @ 24.0%: +$2,276
• After-tax cash flow: $-2,225/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: 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

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 · 85,958 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: 1201.0

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%

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%

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

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

+2675.0% since first listed

8 events — show timeline

• 2026-03-12 Listed $277,500 AcadianaMLS
• 2026-03-12 Listed $277,500 GSREIN
• 2026-02-25 Price Changed $379,000 AcadianaMLS
• 2026-02-25 Price Changed $379,000 GSREIN
• 2026-01-09 Listed $387,500 GSREIN
• 2026-01-09 Listed $387,500 AcadianaMLS
• 2020-06-22 Sold (Public Records) $10,000 Public Records
• 1991-08-07 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $118 · +0.4% YoY. Source: county tax records.