10086 Old Baton Rouge Hwy Hwy · Albany, LA 70403

$1,048

2 bd · 1.0 ba · 1,500 sqft · SingleFamily · 30 Days on market

Built 1990 0.36 ac lot $1/sqft · 100% below area $100/mo HOA · 7% of rent

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 0.36 acre lot
• Built 1990
• Listed 29 days

Property features AI

Finance

• Other: Property located on Old Baton Rouge Hwy in Hammond (bounding streets: baton rouge)
• HOA & community: Monthly association fee of $100; Community includes acreage

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Brick and concrete exterior construction
• Exterior features: Brick and concrete construction

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Bedrooms and kitchen present; Gas log fireplace

🏷️ Possibly a rental listed for sale. The $1,048 price doesn't fit this home's estimated sale value (~$228,562) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $1k (1.5% below list) — sets the bar for market timing.
• Cap rate 1273.9% vs local median 4.5% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute 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.
• Market conditions: Rents flat; 329 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7 of loan paydown is wiped out by about $31 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $293 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

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 $1,032 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 146.67% ✓
• Cap rate: 1273.89%
• Cash-on-cash: 4527.13%
• DSCR: 202.43
• GRM: 0.1

CMA / ARV

• ARV (median comp): $228,562
• List price: $1,048
• Delta: -99.54%
• 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
11185 Merlo Dr	0.65mi	3/2.0 (+1)	1,498 (-0%)	12mo	$225,000	$150	50
10311 Gatlin Rd	0.60mi	3/1.0 (+1)	1,397 (-7%)	10mo	$170,000	$122	47
11157 Merlo Dr	0.61mi	3/2.0 (+1)	1,473 (-2%)	16mo	$200,000	$136	46
31531 Strawberry Ln	0.72mi	3/2.0 (+1)	1,460 (-3%)	13mo	$220,000	$151	42
11207 Avila Dr	0.72mi	3/2.0 (+1)	1,460 (-3%)	13mo	$215,000	$147	42
11222 Avila Dr	0.73mi	3/2.0 (+1)	1,620 (+8%)	2mo	$240,000	$148	42
11035 Kennedy Dr	0.73mi	3/2.0 (+1)	1,564 (+4%)	18mo	$217,995	$139	34
11076 Kennedy Dr	0.74mi	3/2.0 (+1)	1,564 (+4%)	21mo	$224,400	$143	32
11175 Avila Rd	0.67mi	3/2.0 (+1)	1,672 (+12%)	16mo	$225,000	$135	27
11205 Brander Dr	0.74mi	3/2.0 (+1)	1,649 (+10%)	17mo	$227,500	$138	26
44249 Joe Louis Dr	0.71mi	3/2.0 (+1)	1,649 (+10%)	20mo	$229,300	$139	24
44233 Marshall Rd	0.71mi	3/2.0 (+1)	1,685 (+12%)	20mo	$239,475	$142	20

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: —
• Equity multiple: 227.28×
• Total profit: $66,400
• Equity at exit: $156

10-year hold

• IRR: —
• Equity multiple: 455.30×
• Total profit: $133,309
• Equity at exit: $91

Cash invested: $293 (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: 329
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$100
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $1,107

Break-even live

Break-even rent $136

Max offer price $1,048

Occupancy floor 23%

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: $262
• Closing costs: $31
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11176 Merlo Dr Hammond, LA	3.0	2.0	1306	$1,750	$1.34	23d	1	0.61mi
11146 Regency Ave Hammond, LA	3.0	2.0	1564	$1,750	$1.12	23d	1	0.76mi
11212 Audubon Dr Hammond, LA	3.0	2.0	1403	$1,750	$1.25	43d	1	0.77mi
27848 Frindik Ln Springfield, LA	3.0	2.0	1100	$1,300	$1.18	43d	1	1.25mi
27848 Frindik Ln Unit 5 Springfield, LA	3.0	2.0	1100	$1,300	$1.18	23d	1	1.25mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 15 events

1. 2026-06-10
   days on market $1,048 Active 30 DOM
2. 2026-06-09
   days on market $1,048 Active 29 DOM
3. 2026-06-08
   days on market $1,048 Active 28 DOM
4. 2026-06-07
   days on market $1,048 Active 27 DOM
5. 2026-06-05
   days on market $1,048 Active 24 DOM
6. 2026-06-03
   days on market $1,048 Active 23 DOM
7. 2026-06-02
   days on market $1,048 Active 22 DOM
8. 2026-06-01
   days on market $1,048 Active 21 DOM
9. 2026-05-31
   days on market $1,048 Active 20 DOM
10. 2026-05-30
    days on market $1,048 Active 19 DOM
11. 2026-05-11
    listed $1,048 Active
12. 2025-12-15
    historical $900
13. 2025-11-22
    listed $900
14. 2023-08-07
    historical $900
15. 2023-07-29
    listed $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,445
• − Mortgage interest: −$59
• − Property taxes: −$16
• − Insurance: −$5
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − HOA: −$1,200
• − Depreciation: −$30
• Taxable income: $14,183
• Est. tax owed @ 24.0%: −$3,404
• After-tax cash flow: $9,880/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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 85,958 people
• 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

5 events — show timeline

• 2026-05-11 Listed $1,048 AcadianaMLS
• 2025-12-15 Rental Removed $900 GSREIN
• 2025-11-22 Listed for Rent $900 GSREIN
• 2023-08-07 Rental Removed $900 GSREIN
• 2023-07-29 Listed for Rent $900 GSREIN