41036 Evans Rd · Hammond, LA 70454

$175,000

3 bd · 2.0 ba · 1,080 sqft · Land · 112 Days on market

Built 2022 0.80 ac lot $162/sqft · 19% below area Est $216k · 19% 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

Key facts

• Privacy
• Pergola
• Storage shed

Tags

• PERGOLA
• POOL
• PEACEFUL POND
• STORAGE SHED
• FLOOD ZONE X
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $175k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (3.3% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.0% in Hammond — 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 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+, schools D.
• 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.
• Market conditions: Rents flat; 526 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 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.
• 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 112 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $175k implies a 510% 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; 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $216,030
• List price: $175,000
• Delta: -18.99%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-24,073
• Equity at exit: $26,093

10-year hold

• IRR: -9.5%
• Equity multiple: 0.48×
• Total profit: $-25,610
• Equity at exit: $15,131

Cash invested: $49,000 (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 70454

• Rents YoY: 0.7%
• Active inventory: 526
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $128

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $249	-5% $188	+0% $128	+5% $68	+10% $7
Rent	-10% $-6	-5% $61	+0% $128	+5% $195	+10% $262
Rate	-1.0pp $216	-0.5pp $173	base $128	+0.5pp $83	+1.0pp $37

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42318 Andrea Ln Ponchatoula, LA	3.0	2.0	1291	$1,800	$1.39	44d	1	1.50mi

Listing history 34 events

1. 2026-06-19
   days on market $175,000 Active 112 DOM
2. 2026-06-18
   days on market $175,000 Active 111 DOM
3. 2026-06-17
   days on market $175,000 Active 110 DOM
4. 2026-06-16
   days on market $175,000 Active 109 DOM
5. 2026-06-15
   days on market $175,000 Active 108 DOM
6. 2026-06-14
   days on market $175,000 Active 106 DOM
7. 2026-06-13
   days on market $175,000 Active 105 DOM
8. 2026-06-10
   days on market $175,000 Active 103 DOM
9. 2026-06-09
   days on market $175,000 Active 102 DOM
10. 2026-06-08
    days on market $175,000 Active 101 DOM
11. 2026-06-07
    days on market $175,000 Active 100 DOM
12. 2026-06-05
    days on market $175,000 Active 97 DOM
13. 2026-06-03
    days on market $175,000 Active 96 DOM
14. 2026-06-02
    days on market $175,000 Active 95 DOM
15. 2026-06-01
    days on market $175,000 Active 94 DOM
16. 2026-05-31
    days on market $175,000 Active 93 DOM
17. 2026-05-30
    days on market $175,000 Active 92 DOM
18. 2026-04-10
    price $175,000 301-char remark

    Show marketing remark (301 chars)

    Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

19. 2026-04-10
    price $175,000 301-char remark

    Show marketing remark (301 chars)

    Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

20. 2026-03-15
    price $179,000 301-char remark

    Show marketing remark (301 chars)

    Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

21. 2026-03-15
    price $179,000 301-char remark

    Show marketing remark (301 chars)

    Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

22. 2026-02-27
    listed $185,000 Active 301-char remark

    Show marketing remark (301 chars)

    Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

23. 2026-02-27
    listed $185,000 Active 301-char remark

    Show marketing remark (301 chars)

    Like new mobile home sits on partially cleared property offering privacy and a peaceful setting. Features include a pergola, pool, pond, and storage shed. The property includes satsuma, plum, peach, pecan, and magnolia trees. Flood light installed for added exterior lighting. Located in flood zone x.

24. 2023-02-06
    soldstatus $28,700 Closed
25. 2023-01-05
    status Pending
26. 2022-12-07
    status Active
27. 2022-12-07
    status Pending
28. 2022-09-21
    price $29,900
29. 2022-08-16
    status Active
30. 2022-05-02
    status Pending
31. 2021-12-12
    status Active
32. 2021-10-20
    status Pending
33. 2021-09-28
    listed $35,000 Active
34. 2021-09-28
    listed $29,900

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 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: $20,315
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,091
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,855/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): 34,564
• Household income: $71,611
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 479.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 15% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -83.55%
• Current HPI: 129.6069
• Rent YoY: ▲ 0.66%
• 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

+400.0% since first listed

17 events — show timeline

• 2026-04-10 Price Changed $175,000 AcadianaMLS
• 2026-04-10 Price Changed $175,000 GBRMLS
• 2026-03-15 Price Changed $179,000 AcadianaMLS
• 2026-03-15 Price Changed $179,000 GBRMLS
• 2026-02-27 Listed $185,000 GBRMLS
• 2026-02-27 Listed $185,000 AcadianaMLS
• 2023-02-06 Sold (MLS) $28,700 GSREIN
• 2023-01-05 Pending — GSREIN
• 2022-12-07 Relisted — GSREIN
• 2022-12-07 Pending — GSREIN
• 2022-09-21 Price Changed $29,900 GSREIN
• 2022-08-16 Relisted — GSREIN
• 2022-05-02 Pending — GSREIN
• 2021-12-12 Relisted — GSREIN
• 2021-10-20 Pending — GSREIN
• 2021-09-28 Listed $29,900 AcadianaMLS
• 2021-09-28 Listed $35,000 GSREIN