Reims V B Plan · Hammond, LA 70403

$270,990

3 bd · 2.0 ba · 1,887 sqft · SingleFamily · 807 Days on market

Good condition

---

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 +6.3/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

Key facts

• Open floor plan
• Computer desk/niche
• Double master vanity

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• COMPUTER DESK/NICHE
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• DOUBLE MASTER CLOSETS

🏗️ New construction. The $270,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $340,147.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-611 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.8% below list).
• Recommended offer: $220k (18.8% 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; 328 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $2,202/mo this rent would consume 52% of the median local household income ($51k/yr) (locally 1201% of renters already pay >50% of income on rent) — 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 807 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,163 (18.8% 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 807 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $340,147
• List price: $270,990
• Delta: -20.33%
• 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
44250 Lake Willow Rd	0.35mi	3/2.0	1,887 (0%)	1mo	$277,810	$147	83
44202 Shadowpoint Dr	0.21mi	4/2.0 (+1)	1,858 (-2%)	2mo	$299,000	$161	81
19406 Chelwood Ct	0.22mi	4/2.0 (+1)	1,858 (-2%)	3mo	$284,790	$153	80
44404 Lake Wind Dr	0.24mi	4/2.0 (+1)	1,935 (+2%)	1mo	$300,954	$156	79
44264 Huntley Rd	0.29mi	4/2.0 (+1)	1,927 (+2%)	7mo	$292,000	$152	72
44264 Huntley Rd	0.30mi	4/2.0 (+1)	1,927 (+2%)	7mo	$292,000	$152	72
19318 Chelwood Ct	0.46mi	4/2.0 (+1)	1,858 (-2%)	2mo	$286,565	$154	69
19334 Chelwood Ct	0.38mi	4/2.0 (+1)	1,927 (+2%)	8mo	$293,935	$153	67
43449 Denali Dr	0.59mi	3/2.0	1,951 (+3%)	1mo	$339,000	$174	66
43460 Denali Dr	0.61mi	4/2.0 (+1)	1,896 (+0%)	2mo	$297,500	$157	64
43421 Biscayne Dr	0.71mi	4/2.0 (+1)	1,900 (+1%)	2mo	$299,000	$157	59
43459 Denali Dr	0.58mi	4/2.0 (+1)	1,927 (+2%)	8mo	$297,000	$154	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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -32.7%
• Equity multiple: -0.05×
• Total profit: $-99,786
• Equity at exit: $50,717

10-year hold

• IRR: -57.9%
• Equity multiple: -0.67×
• Total profit: $-159,308
• Equity at exit: $29,410

Cash invested: $95,241 (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: 328
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,784
• Tax est. 1.5%: −$425 /mo · $5,102/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-611

Break-even live

Break-even rent $2,976

Max offer price $251,678

Occupancy floor —

Sensitivity live

Price	-10% $-376	-5% $-494	+0% $-611	+5% $-729	+10% $-846
Rent	-10% $-785	-5% $-698	+0% $-611	+5% $-524	+10% $-437
Rate	-1.0pp $-440	-0.5pp $-525	base $-611	+0.5pp $-700	+1.0pp $-789

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: $85,037
• Closing costs: $10,204
• 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	45d	1	0.20mi
20175 Kingland Dr Hammond, LA	3.0	2.5	2300	$2,300	$1.00	45d	1	0.60mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$3,840	$2.08	45d	1	1.01mi

Listing history 19 events

1. 2026-06-21
   days on market $270,990 Active 807 DOM
2. 2026-06-19
   days on market $270,990 Active 805 DOM
3. 2026-06-18
   days on market $270,990 Active 804 DOM
4. 2026-06-17
   days on market $270,990 Active 803 DOM
5. 2026-06-16
   days on market $270,990 Active 802 DOM
6. 2026-06-15
   days on market $270,990 Active 801 DOM
7. 2026-06-14
   days on market $270,990 Active 799 DOM
8. 2026-06-13
   days on market $270,990 Active 798 DOM
9. 2026-06-10
   days on market $270,990 Active 796 DOM
10. 2026-06-09
    days on market $270,990 Active 795 DOM
11. 2026-06-08
    days on market $270,990 Active 794 DOM
12. 2026-06-07
    days on market $270,990 Active 793 DOM
13. 2026-06-05
    days on market $270,990 Active 790 DOM
14. 2026-06-03
    days on market $270,990 Active 789 DOM
15. 2026-06-02
    days on market $270,990 Active 788 DOM
16. 2026-06-01
    days on market $270,990 Active 787 DOM
17. 2026-05-31
    days on market $270,990 Active 786 DOM
18. 2026-05-30
    days on market $270,990 Active 785 DOM
19. 2024-04-05
    listed $270,990 Active 236-char remark

    Show marketing remark (236 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

ⓘ 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: $26,420
• − Mortgage interest: −$19,054
• − Property taxes: −$5,102
• − Insurance: −$1,701
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,895
• Taxable loss: −$13,559
• Est. tax savings @ 24.0%: +$3,254
• After-tax cash flow: $-4,082/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

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — 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 lighting fixtures — Enhances interior aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — 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 lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

1 event — show timeline

• 2024-04-05 Listed $270,990 Zillow