18194 Faller Rd · Tickfaw, LA 70466

$165,000

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 188 Days on market

Manufactured home Built 2000 Good condition 1.10 ac lot $95/sqft · 35% below area Est $235k · 30% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Appreciation +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Manufactured-home adj. -6.2

Listing remarks MLS

Renovated mobile home on 1.10 acres in a nice, convenient setting. This mobile home has an updated kitchen, attached carport for two vehicles and storage, fireplace, and more. No carpet, separate laundry room, and spacious primary bath and closet. Location is great! Minutes to Downtown Hammond, I-12 and I-55 but in a rural setting.

Key facts

• Attached carport
• Great location
• Updated kitchen

Tags

• RENOVATED MOBILE HOME
• UPDATED KITCHEN
• ATTACHED CARPORT
• SEPARATE LAUNDRY ROOM
• SPACIOUS PRIMARY BATH
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.3% in Tickfaw — 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 63/100 on livability (#203 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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: Woodland Park Magnet (math 12% / reading 8%, grade F, #597 of 646 statewide, top 95%, 519 students, 88% FRL); Lucille Nesom Memorial (math 7% / reading 21%, grade F, #534 of 646 statewide, top 83%, 549 students, 83% FRL); Independence High Magnet (math 12% / reading 17%, grade F, #224 of 265 statewide, top 86%, 570 students, 80% FRL).
• Market conditions: 78 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).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $55k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.17% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $235,326
• List price: $165,000
• Delta: -29.88%
• 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
18259 Fox Hollow Loop	0.57mi	3/2.0	1,675 (-3%)	6mo	$199,000	$119	63
18155 Briarwood Dr	0.99mi	3/2.0	1,653 (-4%)	3mo	$155,000	$94	55
18231 Fox Hollow Loop	0.60mi	4/2.0 (+1)	1,604 (-7%)	1mo	$215,000	$134	54
17045 Tycer Ln	1.36mi	3/2.0	1,837 (+6%)	8mo	$274,811	$150	48
18335 Fox Hollow Loop	0.60mi	3/2.0	1,540 (-11%)	12mo	$208,000	$135	44
18349 Fox Hollow Loop	0.62mi	3/2.0	1,300 (-25%)	3mo	$191,000	$147	43
18092 Fox Hollow Loop	0.83mi	3/2.0	1,535 (-11%)	5mo	$215,000	$140	42
16330 Ridgel Rd	1.46mi	3/2.5	1,833 (+6%)	14mo	$319,000	$174	41
16291 Johns Dr	1.47mi	3/2.0	1,379 (-20%)	2mo	$191,000	$139	38
48432 Fox Hollow Blvd	0.76mi	3/2.0	1,524 (-12%)	14mo	$221,000	$145	34
48447 Fox Hollow Blvd	0.74mi	3/2.0	1,300 (-25%)	8mo	$210,000	$162	34
50026 Drago Ln	1.39mi	3/2.0	1,305 (-24%)	10mo	$229,900	$176	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.30×
• Total profit: $60,113
• Equity at exit: $80,201

10-year hold

• IRR: 22.6%
• Equity multiple: 4.43×
• Total profit: $158,545
• Equity at exit: $128,489

Cash invested: $46,200 (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 70466

• Home prices YoY: 3.0%
• Active inventory: 78
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$69
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $544

Break-even live

Break-even rent $1,236

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $638	-5% $591	+0% $544	+5% $497	+10% $451
Rent	-10% $392	-5% $468	+0% $544	+5% $620	+10% $696
Rate	-1.0pp $627	-0.5pp $586	base $544	+0.5pp $501	+1.0pp $458

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18301-0 Fox Hollow Loop Hammond, LA	4.0	3.0	1847	$2,500	$1.35	93d	1	0.58mi

Listing history 50 events

1. 2026-08-08
   days on market $165,000 Active 188 DOM
2. 2026-08-07
   days on market $165,000 Active 187 DOM
3. 2026-08-06
   days on market $165,000 Active 186 DOM
4. 2026-08-05
   days on market $165,000 Active 185 DOM
5. 2026-08-04
   days on market $165,000 Active 184 DOM
6. 2026-08-03
   days on market $165,000 Active 183 DOM
7. 2026-07-31
   days on market $165,000 Active 180 DOM
8. 2026-07-30
   days on market $165,000 Active 179 DOM
9. 2026-07-29
   days on market $165,000 Active 178 DOM
10. 2026-07-27
    days on market $165,000 Active 176 DOM
11. 2026-07-25
    days on market $165,000 Active 174 DOM
12. 2026-07-24
    days on market $165,000 Active 173 DOM
13. 2026-07-23
    days on market $165,000 Active 172 DOM
14. 2026-07-22
    days on market $165,000 Active 171 DOM
15. 2026-07-21
    days on market $165,000 Active 170 DOM
16. 2026-07-18
    days on market $165,000 Active 167 DOM
17. 2026-07-16
    days on market $165,000 Active 165 DOM
18. 2026-07-16
    days on market $165,000 Active 164 DOM
19. 2026-07-14
    days on market $165,000 Active 163 DOM
20. 2026-07-13
    days on market $165,000 Active 162 DOM
21. 2026-07-12
    days on market $165,000 Active 161 DOM
22. 2026-07-11
    days on market $165,000 Active 160 DOM
23. 2026-07-10
    days on market $165,000 Active 159 DOM
24. 2026-07-09
    days on market $165,000 Active 158 DOM
25. 2026-07-08
    days on market $165,000 Active 157 DOM
26. 2026-07-07
    days on market $165,000 Active 156 DOM
27. 2026-07-06
    days on market $165,000 Active 155 DOM
28. 2026-07-05
    days on market $165,000 Active 154 DOM
29. 2026-07-04
    days on market $165,000 Active 153 DOM
30. 2026-07-03
    days on market $165,000 Active 152 DOM
31. 2026-07-02
    days on market $165,000 Active 151 DOM
32. 2026-07-01
    days on market $165,000 Active 150 DOM
33. 2026-06-30
    days on market $165,000 Active 149 DOM
34. 2026-06-29
    days on market $165,000 Active 148 DOM
35. 2026-06-28
    days on market $165,000 Active 147 DOM
36. 2026-06-28
    days on market $165,000 Active 146 DOM
37. 2026-06-27
    days on market $165,000 Active 145 DOM
38. 2026-06-26
    days on market $165,000 Active 144 DOM
39. 2026-06-23
    days on market $165,000 Active 141 DOM
40. 2026-06-21
    days on market $165,000 Active 140 DOM
41. 2026-06-19
    days on market $165,000 Active 138 DOM
42. 2026-06-18
    days on market $165,000 Active 137 DOM
43. 2026-06-17
    days on market $165,000 Active 136 DOM
44. 2026-06-16
    days on market $165,000 Active 135 DOM
45. 2026-06-15
    days on market $165,000 Active 134 DOM
46. 2026-06-14
    days on market $165,000 Active 132 DOM
47. 2026-06-13
    days on market $165,000 Active 131 DOM
48. 2026-06-10
    days on market $165,000 Active 129 DOM
49. 2026-06-09
    days on market $165,000 Active 128 DOM
50. 2026-06-08
    days on market $165,000 Active 127 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: $510 · $43/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$397/yr (+$33/mo · 77.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $23,100
• − Mortgage interest: −$9,243
• − Property taxes: −$510
• − Insurance: −$825
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$4,800
• Taxable income: $4,026
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $5,564/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $8,640–$25,920 screening

This renovated mobile home is in good condition with updated interiors and a well-maintained exterior. It offers a good balance of curb appeal and functionality.

Components & finishes AI

Flooring wood Counters granite

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Midway Elementary School F LA #487/646 Nat'l #35,191/41,679 Middle Lucille Nesom Memorial F LA #534/646 Nat'l #37,303/41,679 High Independence High Magnet F LA #224/265 Nat'l #15,534/17,239

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 63/100

Livability — Tickfaw

• Score: 63/100
• State rank: #203
• US rank: #15825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa · 144,204 people
• Metro: Hammond, LA
• Population (ZIP): 9,815
• Household income: $63,691
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 3% 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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Serbian 2% Scandinavian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

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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: ▲ 3.64%
• Current HPI: 126.0016
• Rent YoY: —
• Metro: —
• 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

+206.2% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $199,000 AcadianaMLS
• 2026-05-07 Price Changed $199,000 GSREIN
• 2026-05-05 Price Changed $200,000 AcadianaMLS
• 2026-05-05 Price Changed $200,000 GSREIN
• 2026-02-01 Listed $219,900 GSREIN
• 2026-02-01 Listed $219,900 AcadianaMLS
• 2023-06-27 Sold (Public Records) $190,000 Public Records
• 2023-06-23 Listed $190,000 AcadianaMLS
• 2023-06-23 Listed $190,000 GSREIN
• 2023-06-23 Sold (MLS) $190,000 GSREIN
• 2023-04-12 Sold (Public Records) $58,000 Public Records
• 2002-10-11 Sold (Public Records) $126,000 Public Records
• 1993-08-09 Sold (Public Records) $65,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $510 · +0.5% YoY. Source: county tax records.