Cognac V A Plan · Hammond, LA 70403

$285,990

4 bd · 2.0 ba · 2,171 sqft · SingleFamily · 855 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• 1% rule +1.7/10.0
• Schools +1.4/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Cognac V A floor plan by DSLD Homes, an energy-efficient home designed to offer the perfect blend of style, functionality, and sustainability. With 2,171 square feet of living space and a total area of 2,922 square feet, this home provides ample space for families who seek modern comfort and energy savings. The open floor plan creates an expansive and inviting atmosphere that connects the kitchen, living room, and dining areas, ideal for both everyday living and entertaining. Featuring four bedrooms and two bathrooms, the Cognac V A offers generous space to accommodate growing families, while ensuring privacy and comfort for everyone. The kitchen is thoughtfully designed with recessed can lighting and includes a walk-in pantry for ample storage. The boot bench offers added convenience in the mudroom, keeping your home organized and clutter-free. The living room is bright and welcoming, providing a space for relaxation and family gatherings. The master suite is a luxurious retreat, complete with a double vanity, garden tub, separate master shower, and a walk-in master closet that offers plenty of storage. The home's stucco, brick, and siding exterior provides both durability and curb appeal, while the covered patio allows for outdoor enjoyment year-round.

Key facts

• <open floor plan>
• <pocket office>
• 2 garage spots

Tags

• <OPEN FLOOR PLAN>
• <BRICK AND STUCCO EXTERIOR>
• <BOOT BENCH IN MUDROOM>
• <POCKET OFFICE>
• <RECESSED LIGHTING IN KITCHEN>
• <DOUBLE MASTER VANITY>

🏗️ New construction. The $285,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $340,106.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (20.0% below list).
• Recommended offer: $229k (20.0% 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; 381 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,288/mo this rent would consume 54% of the median local household income ($51k/yr) — 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 $10k 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 855 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,826 (20.0% 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 855 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.84%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (median comp): $340,106
• List price: $285,990
• Delta: -15.91%
• 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
44304 Lake Wind Dr	0.10mi	4/2.0	2,171 (0%)	0mo	$301,237	$139	95
44368 Lake Wind Dr	0.03mi	4/3.0	2,175 (+0%)	2mo	$349,865	$161	92
44312 Lake Wind Dr	0.09mi	4/3.0	2,175 (+0%)	2mo	$337,710	$155	90
19518 Jardin Dr	0.30mi	4/3.0	2,175 (+0%)	0mo	$344,516	$158	82
19405 Kendalwood Dr	0.29mi	4/3.0	2,175 (+0%)	1mo	$356,000	$164	81
44223 Huntley Rd	0.31mi	4/2.0	2,251 (+4%)	1mo	$334,769	$149	78
44404 Lake Wind Dr	0.24mi	4/2.0	1,935 (-11%)	2mo	$300,954	$156	68
44162 Lake Willow Dr	0.35mi	4/3.0	2,385 (+10%)	0mo	$339,063	$142	63
44185 Lake Willow Dr	0.36mi	4/3.0	2,385 (+10%)	1mo	$359,999	$151	62
44250 Lake Willow Rd	0.35mi	3/2.0 (-1)	1,887 (-13%)	2mo	$277,810	$147	55
20171 Camden Ln	0.70mi	4/2.0	1,927 (-11%)	0mo	$317,000	$165	48
43449 Denali Dr	0.59mi	3/2.0 (-1)	1,951 (-10%)	2mo	$339,000	$174	48

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: -31.1%
• Equity multiple: -0.00×
• Total profit: $-95,628
• Equity at exit: $50,711

10-year hold

• IRR: -52.0%
• Equity multiple: -0.58×
• Total profit: $-150,928
• Equity at exit: $29,406

Cash invested: $95,230 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 27 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $315,000 ($146/sqft)
• Median days on market: 855 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +7.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70403

• Home prices YoY: -34.1%
• Rents YoY: 0.3%
• Active inventory: 381
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$1,784
• Tax est. 1.5%: −$425 /mo · $5,102/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-543

Break-even live

Break-even rent $2,975

Max offer price $261,581

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-425	+0% $-543	+5% $-660	+10% $-778
Rent	-10% $-723	-5% $-633	+0% $-543	+5% $-452	+10% $-362
Rate	-1.0pp $-371	-0.5pp $-456	base $-543	+0.5pp $-631	+1.0pp $-720

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: $85,027
• Closing costs: $10,203
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44243 Kendalwood Dr Hammond, LA	3.0	2.0	1826	$2,200	$1.20	93d	1	0.20mi
20175 Kingland Dr Hammond, LA	3.0	2.5	2300	$2,300	$1.00	93d	1	0.60mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$3,840	$2.08	93d	1	1.01mi

Listing history 50 events

1. 2026-08-08
   days on market $285,990 Active 855 DOM
2. 2026-08-07
   days on market $285,990 Active 854 DOM
3. 2026-08-06
   days on market $285,990 Active 853 DOM
4. 2026-08-05
   days on market $285,990 Active 852 DOM
5. 2026-08-04
   days on market $285,990 Active 851 DOM
6. 2026-08-03
   days on market $285,990 Active 850 DOM
7. 2026-07-31
   days on market $285,990 Active 847 DOM
8. 2026-07-30
   days on market $285,990 Active 846 DOM
9. 2026-07-29
   days on market $285,990 Active 845 DOM
10. 2026-07-27
    days on market $285,990 Active 843 DOM
11. 2026-07-25
    days on market $285,990 Active 841 DOM
12. 2026-07-24
    days on market $285,990 Active 840 DOM
13. 2026-07-23
    days on market $285,990 Active 839 DOM
14. 2026-07-22
    days on market $285,990 Active 838 DOM
15. 2026-07-21
    days on market $285,990 Active 837 DOM
16. 2026-07-18
    days on market $285,990 Active 834 DOM
17. 2026-07-16
    days on market $285,990 Active 832 DOM
18. 2026-07-16
    days on market $285,990 Active 831 DOM
19. 2026-07-14
    days on market $285,990 Active 830 DOM
20. 2026-07-13
    days on market $285,990 Active 829 DOM
21. 2026-07-12
    days on market $285,990 Active 828 DOM
22. 2026-07-11
    days on market $285,990 Active 827 DOM
23. 2026-07-10
    days on market $285,990 Active 826 DOM
24. 2026-07-09
    days on market $285,990 Active 825 DOM
25. 2026-07-08
    days on market $285,990 Active 824 DOM
26. 2026-07-07
    days on market $285,990 Active 823 DOM
27. 2026-07-06
    days on market $285,990 Active 822 DOM
28. 2026-07-05
    days on market $285,990 Active 821 DOM
29. 2026-07-04
    days on market $285,990 Active 820 DOM
30. 2026-07-03
    days on market $285,990 Active 819 DOM
31. 2026-07-02
    days on market $285,990 Active 818 DOM
32. 2026-07-01
    days on market $285,990 Active 817 DOM
33. 2026-06-30
    days on market $285,990 Active 816 DOM
34. 2026-06-29
    days on market $285,990 Active 815 DOM
35. 2026-06-28
    days on market $285,990 Active 814 DOM
36. 2026-06-28
    days on market $285,990 Active 813 DOM
37. 2026-06-27
    days on market $285,990 Active 812 DOM
38. 2026-06-26
    days on market $285,990 Active 811 DOM
39. 2026-06-23
    days on market $285,990 Active 808 DOM
40. 2026-06-21
    days on market $285,990 Active 807 DOM
41. 2026-06-19
    days on market $285,990 Active 805 DOM
42. 2026-06-18
    days on market $285,990 Active 804 DOM
43. 2026-06-17
    days on market $285,990 Active 803 DOM
44. 2026-06-16
    days on market $285,990 Active 802 DOM
45. 2026-06-15
    days on market $285,990 Active 801 DOM
46. 2026-06-14
    days on market $285,990 Active 799 DOM
47. 2026-06-13
    days on market $285,990 Active 798 DOM
48. 2026-06-10
    days on market $285,990 Active 796 DOM
49. 2026-06-09
    days on market $285,990 Active 795 DOM
50. 2026-06-08
    days on market $285,990 Active 794 DOM

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

Taxation est. · year 1

• Rental income: $27,459
• − Mortgage interest: −$19,051
• − Property taxes: −$5,102
• − Insurance: −$1,701
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$9,894
• Taxable loss: −$12,682
• Est. tax savings @ 24.0%: +$3,044
• After-tax cash flow: $-3,468/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This single-family home in Hammond, LA, is in excellent condition with no visible repairs or maintenance needed. It offers a spacious floor plan and is ready for immediate move-in. Potential buyers and renters will appreciate the curb appeal and interior updates that can be made to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Woodland Park Magnet F LA #597/646 Nat'l #39,071/41,679 Middle Greenville Park Leadership Academy F LA #199/218 Nat'l #13,307/14,009 High Hammond High Magnet School F LA #167/265 Nat'l #13,485/17,239

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

C Composite livability gradescore 69/100

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 · 144,204 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: 11% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2024-04-05 Listed $285,990 Zillow