11273 Wellington Ln · Hammond, LA 70403

$175,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 23 Days on market

Built 2010 0.27 ac lot Est $274k · 36% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 0.27 acre lot
• Built 2010
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.0% in Hammond — 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 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+, schools D.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago; this cycle's ask is 9622% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.03% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $274,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44483 Hayley Dr	0.27mi	3/2.0 (-1)	1,764 (-2%)	4mo	$294,900	$167	77
11265 Copper Hill Dr	0.12mi	3/2.0 (-1)	1,650 (-8%)	0mo	$283,000	$172	76
11357 Copper Hill Dr	0.11mi	3/2.0 (-1)	1,703 (-5%)	9mo	$280,000	$164	75
44446 Peyton Dr	0.17mi	3/2.0 (-1)	1,672 (-7%)	5mo	$271,000	$162	71
11027 Kennedy Dr	0.58mi	3/2.0 (-1)	1,844 (+3%)	3mo	$265,000	$144	61
11182 Regency Ave	0.52mi	4/2.0	1,721 (-4%)	12mo	$258,000	$150	59
11126 Regency Ave	0.45mi	3/2.0 (-1)	1,685 (-6%)	7mo	$245,000	$145	59
11070 Regency Ave	0.39mi	3/2.0 (-1)	1,649 (-8%)	8mo	$229,000	$139	57
11117 Regency Ave	0.48mi	3/2.0 (-1)	1,655 (-8%)	5mo	$254,000	$153	56
11018 Regency Ave	0.42mi	3/2.0 (-1)	1,650 (-8%)	11mo	$225,000	$136	53
11004 Regency Ave	0.45mi	3/2.0 (-1)	1,564 (-13%)	3mo	$240,000	$153	50
11222 Avila Dr	0.70mi	3/2.0 (-1)	1,620 (-10%)	2mo	$240,000	$148	44

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-19,292
• Equity at exit: $26,093

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-17,369
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$21
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $216

Break-even live

Break-even rent $1,536

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11146 Regency Ave Hammond, LA	3.0	2.0	1564	$1,750	$1.12	23d	1	0.53mi
11212 Audubon Dr Hammond, LA	3.0	2.0	1403	$1,750	$1.25	44d	1	0.63mi
11176 Merlo Dr Hammond, LA	3.0	2.0	1306	$1,750	$1.34	23d	1	0.81mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2025-12-05
   historical $1,800
2. 2025-10-30
   listed $1,800
3. 2025-10-13
   historical $1,800
4. 2025-09-16
   listed $1,800
5. 2025-06-30
   historical $1,800
6. 2025-06-17
   listed $1,800
7. 2025-04-16
   soldstatus $150,000 Closed
8. 2025-04-16
   soldstatus $150,000
9. 2025-04-01
   status Pending
10. 2025-03-27
    price $175,000
11. 2025-03-27
    price $175,000
12. 2025-03-02
    status Active
13. 2025-02-04
    status Pending
14. 2024-12-11
    listed $190,000 Active
15. 2024-12-11
    listed $190,000
16. 2011-10-04
    soldstatus $139,900
17. 2011-10-04
    soldstatus
18. 2011-05-19
    listed $139,900
19. 2011-05-19
    listed $139,900
20. 2011-05-19
    listed $139,900
21. 2011-05-19
    listed $139,900

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $21,722
• − Mortgage interest: −$9,803
• − Property taxes: −$1,629
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$252
• − Depreciation: −$5,091
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,643/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): 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

-98.7% since first listed

21 events — show timeline

• 2025-12-05 Rental Removed $1,800 RENTSPREE
• 2025-10-30 Listed for Rent $1,800 RENTSPREE
• 2025-10-13 Rental Removed $1,800 GSREIN
• 2025-09-16 Listed for Rent $1,800 GSREIN
• 2025-06-30 Rental Removed $1,800 GSREIN
• 2025-06-17 Listed for Rent $1,800 GSREIN
• 2025-04-16 Sold (Public Records) $150,000 Public Records
• 2025-04-16 Sold (MLS) $150,000 GSREIN
• 2025-04-01 Pending — GSREIN
• 2025-03-27 Price Changed $175,000 AcadianaMLS
• 2025-03-27 Price Changed $175,000 GSREIN
• 2025-03-02 Relisted — GSREIN
• 2025-02-04 Pending — GSREIN
• 2024-12-11 Listed $190,000 AcadianaMLS
• 2024-12-11 Listed $190,000 GSREIN
• 2011-10-04 Sold (MLS) — GBRMLS
• 2011-10-04 Sold (MLS) $139,900 GSREIN
• 2011-05-19 Listed $139,900 GBRMLS
• 2011-05-19 Listed $139,900 AcadianaMLS
• 2011-05-19 Listed $139,900 GSREIN
• 2011-05-19 Listed $139,900 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2025): $1,629 · +0.4% YoY. Source: county tax records.