18089 Bass Lake Trl · Hammond, LA 70454

$224,900

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 18 Days on market

Built 2016 10,018 sqft lot Est $194k · 16% over

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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).

• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

In a secluded and friendly neighborhood sits this beautiful 3 bedroom, 2 bathroom home. It is conveniently located off the Airport exit, just minutes from I-12. This home features an additional parking space, 2 car garage, covered patio and large fenced in backyard. Inside, the home feels warm and welcoming with a spacious living room and dining area. In the kitchen you will see dark wooden cabinets, a counter area for bar stools, and a pantry. The large master bedroom features a walk-in closet. You will see granite countertops in both of the bathrooms. The house consists of tile-flooring, except the three bedrooms as they have carpet flooring. NO HOA FEES. FLOOD ZONE X. This property offers convenience, additional space, and the freedom to create the lifestyle you've been dreaming of- all while remaining convenient to nearby amenities. Nearby Schools: Tucker Elementary, D.C. Reeves Elementary, Martha Vineyard, Ponchatoula Jr. High, Ponchatoula High School

Key facts

• Pantry
• Dark wooden cabinets
• Covered patio

Tags

• ADDITIONAL PARKING SPACE
• COVERED PATIO
• LARGE FENCED IN BACKYARD
• DARK WOODEN CABINETS
• COUNTER AREA FOR BAR STOOLS
• PANTRY

Property features AI

Finance

• Other: Total rooms: 7; Lot is approximately 0.23 acres (80 x 125), rectangular and outside city limits

Exterior

• Parking: Garage with two spaces; Garage door opener
• Security: Security system; Closed-circuit cameras; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation; Built recently (year not specified)
• Exterior features: Fenced yard; Concrete covered patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Granite counters; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $26 ($311/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 $178k (20.6% below list).
• Recommended offer: $178k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Hammond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ponchatoula Junior High School (math 18% / reading 37%, grade F, #127 of 218 statewide, top 60%, 770 students, 60% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL) — zoned schools average 55% FRL vs 73% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 527 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $148k; list at $225k implies a 52% 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 $178,466 (20.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $194,180
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18122 Bass Lake Trl	0.06mi	3/2.0	1,424 (+3%)	15mo	$230,000	$162	81
18143 Davie Dr	0.17mi	3/2.0	1,250 (-10%)	11mo	$175,000	$140	67
18096 Davie Dr	0.12mi	3/2.0	1,248 (-10%)	23mo	$170,000	$136	58

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-38,976
• Equity at exit: $33,533

10-year hold

• IRR: -14.8%
• Equity multiple: 0.23×
• Total profit: $-48,206
• Equity at exit: $19,445

Cash invested: $62,972 (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: 527
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $26

Break-even live

Break-even rent $1,752

Max offer price $224,900

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $90	+0% $26	+5% $-38	+10% $-101
Rent	-10% $-115	-5% $-45	+0% $26	+5% $96	+10% $167
Rate	-1.0pp $139	-0.5pp $83	base $26	+0.5pp $-32	+1.0pp $-92

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18025 Bass Lake Trl Ponchatoula, LA	3.0	2.0	1490	$1,700	$1.14	45d	1	0.14mi
42594 Sac au Lait Dr Ponchatoula, LA	3.0	2.0	1490	$1,700	$1.14	45d	1	0.17mi
19216 Dr John Lambert Dr Hammond, LA	1.0–3.0	1.0–2.0	995	$1,808	$1.82	15d	10	1.05mi

Listing history 14 events

1. 2026-06-21
   pricedays on market $224,900 Active 18 DOM
2. 2026-06-19
   days on market $225,000 Active 16 DOM
3. 2026-06-18
   days on market $225,000 Active 15 DOM
4. 2026-06-17
   days on market $225,000 Active 14 DOM
5. 2026-06-16
   days on market $225,000 Active 13 DOM
6. 2026-06-15
   days on market $225,000 Active 12 DOM
7. 2026-06-14
   days on market $225,000 Active 10 DOM
8. 2026-06-13
   days on market $225,000 Active 9 DOM
9. 2026-06-10
   days on market $225,000 Active 7 DOM
10. 2026-06-09
    days on market $225,000 Active 6 DOM
11. 2026-06-08
    days on market $225,000 Active 5 DOM
12. 2026-06-07
    days on market $225,000 Active 4 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $225,000 Active 1 DOM

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $21,416
• − Mortgage interest: −$12,598
• − Property taxes: −$1,330
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$6,543
• Taxable loss: −$3,606
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $1,176/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

+51.7% since first listed

9 events — show timeline

• 2026-06-03 Listed $225,000 GSREIN
• 2026-06-03 Listed $225,000 AcadianaMLS
• 2016-12-30 Sold (MLS) $148,330 GSREIN
• 2016-10-13 Pending — GSREIN
• 2016-10-06 Price Changed $148,330 GSREIN
• 2016-10-06 Relisted — GSREIN
• 2016-09-06 Pending — GSREIN
• 2016-06-20 Listed $148,135 GSREIN
• 2016-06-20 Listed $148,330 AcadianaMLS

Property tax history

+20.1%/yr

Latest (2025): $1,330 · +0.4% YoY. Source: county tax records.