84074 Hill Rd · Folsom, LA 70437

$176,500

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 271 Days on market

Built 2003 1.00 ac lot $147/sqft · 48% below area Est $342k · 48% under ↓ 5% since listing

---

Why this score? — see what drove the B- 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

Key facts

• 1 acre lot
• Parking
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $155k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.8% in Folsom — 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 72/100 on livability (#40 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• St. Tammany Parish (suburban): math 43% / reading 55% proficiency, ranked #11 of 98 in LA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Folsom Elementary School (math 57% / reading 67%, grade B, #50 of 646 statewide, top 9%, 447 students, 48% FRL); Folsom Junior High School (math 37% / reading 52%, grade D, #49 of 218 statewide, top 23%, 208 students, 50% FRL); Covington High School (math 32% / reading 44%, grade F, #90 of 265 statewide, top 34%, 1,660 students, 46% FRL).
• Market conditions: 97 active listings in the ZIP; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $155,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $341,820
• List price: $176,500
• Delta: -48.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,027
• Equity at exit: $26,317

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $25,889
• Equity at exit: $15,260

Cash invested: $49,420 (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 70437

• Active inventory: 97
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$926
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $371

Break-even live

Break-even rent $1,419

Max offer price $176,500

Occupancy floor 75%

Sensitivity live

Price	-10% $471	-5% $421	+0% $371	+5% $321	+10% $271
Rent	-10% $221	-5% $296	+0% $371	+5% $445	+10% $520
Rate	-1.0pp $460	-0.5pp $416	base $371	+0.5pp $325	+1.0pp $278

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: $44,125
• Closing costs: $5,295
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $176,500 Active 271 DOM
2. 2026-06-18
   days on market $176,500 Active 268 DOM
3. 2026-06-17
   days on market $176,500 Active 267 DOM
4. 2026-06-16
   days on market $176,500 Active 266 DOM
5. 2026-06-15
   days on market $176,500 Active 265 DOM
6. 2026-06-13
   days on market $176,500 Active 263 DOM
7. 2026-06-10
   days on market $176,500 Active 260 DOM
8. 2026-06-09
   days on market $176,500 Active 259 DOM
9. 2026-06-08
   days on market $176,500 Active 258 DOM
10. 2026-06-07
    days on market $176,500 Active 257 DOM
11. 2026-06-03
    days on market $176,500 Active 253 DOM
12. 2026-06-02
    days on market $176,500 Active 252 DOM
13. 2026-06-01
    days on market $176,500 Active 251 DOM
14. 2026-05-31
    days on market $176,500 Active 250 DOM
15. 2026-05-05
    price $176,500 135-char remark

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

16. 2026-05-05
    price $176,500 135-char remark

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

17. 2026-01-13
    price $180,000 135-char remark

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

18. 2026-01-13
    price $180,000 135-char remark

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

19. 2025-09-23
    listed $186,000 Active 135-char remark

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

20. 2025-09-23
    listed $186,000 Active 135-char remark

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

21. 2025-09-23
    listed $186,000 Active

    Show marketing remark (135 chars)

    MOTIVATED SELLERS! This three bedroom, two bath home sits in a quiet area on one acre just outside the center of the Village of Folsom!

22. 2003-06-11
    soldstatus

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,663
• − Mortgage interest: −$9,887
• − Property taxes: −$1,467
• − Insurance: −$882
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,135
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $4,048/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: St. Tammany Parish
• NCES district ID: 2201650
• Math proficiency: 43% ▼ -32.00%
• Reading proficiency: 55% ▼ -26.00%
• Median HH income: $61,752
• Composite: 43.04/100
• National rank: #3098
• State rank: #11 of 98 in LA

Livability — Folsom

• Score: 72/100
• State rank: #40
• US rank: #6135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,696

Population outlook (St. Tammany County) Hauer SSP2

• Today (2025): 286,725 people
• By 2030: 304,175 · +6.1%
• By 2040: 336,203 · +17.3%
• By 2050: 364,590 · +27.2%
• By 2075: 433,362 · +51.1%
• By 2100: 470,333 · +64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 15% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Tammany

• 2024 margin: Solid R (+43.8) · D 27.3% · R 71.1% · Other 1.6%
• 2008→2024 swing: +9.6pp toward D · 2008: -53.4pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+44.2 2016: R+50.8 2012: R+52.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.16%
• Current HPI: 123.3397
• Rent YoY: —
• Metro: —
• 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

-5.1% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $176,500 AcadianaMLS
• 2026-05-05 Price Changed $176,500 GSREIN
• 2026-01-13 Price Changed $180,000 AcadianaMLS
• 2026-01-13 Price Changed $180,000 GSREIN
• 2025-09-23 Listed $186,000 AcadianaMLS
• 2025-09-23 Listed $186,000 GSREIN
• 2025-09-23 Listed $186,000 AcadianaMLS
• 2003-06-11 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,467 · -3.4% YoY. Source: county tax records.