50369 Creekside Dr · Hammond, LA 70446

$169,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 5 Days on market

Built 1989 1.12 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick home sitting on just over 1 acre. Lots of room to grow here, bring your updating ideas and let's go view this home! 3 bedroom 2 bath with large sunroom. Lots of possiblities inside and out. Backyard is spacious, looking to put in a pool and or make your Summer garden? Look no more, this is the place for you!!! Call listing agent for more details!!!

Key facts

• Spacious backyard
• Large sunroom
• Brick home

Tags

• BRICK HOME
• LARGE SUNROOM
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Carport with one space
• Utilities: Public water; Septic tank sewer
• Home design: Single-story brick home; Asphalt shingle roof; Slab foundation
• Construction: Brick construction; Built on slab foundation; Asphalt shingle roof
• Exterior features: Outside city limits; Rectangular lot (approximately 1.12 acres; dimensions 165 x 328 x 164 x 307)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Very good condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/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 $165k (2.4% below list).
• Recommended offer: $165k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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: 60 active listings in the ZIP; 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 $65k; list at $169k implies a 160% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,867 (2.4% 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $497,198
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50369 Creekside Dr	0.00mi	3/2.0	1,471 (0%)	1mo	$172,500	$117	100
50247 Highway 445 Hwy	0.69mi	2/2.0 (-1)	1,632 (+11%)	1mo	$551,000	$338	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-7,772
• Equity at exit: $25,198

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $18,258
• Equity at exit: $14,612

Cash invested: $47,320 (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 70446

• Home prices YoY: -33.1%
• Active inventory: 60
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $309

Break-even live

Break-even rent $1,257

Max offer price $169,000

Occupancy floor 76%

Sensitivity live

Price	-10% $405	-5% $357	+0% $309	+5% $261	+10% $214
Rent	-10% $179	-5% $244	+0% $309	+5% $374	+10% $439
Rate	-1.0pp $394	-0.5pp $352	base $309	+0.5pp $265	+1.0pp $221

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-30
   status Pending

   Show marketing remark (362 chars)

   Solid brick home sitting on just over 1 acre. Lots of room to grow here, bring your updating ideas and let's go view this home! 3 bedroom 2 bath with large sunroom. Lots of possiblities inside and out. Backyard is spacious, looking to put in a pool and or make your Summer garden? Look no more, this is the place for you!!! Call listing agent for more details!!!

2. 2026-04-30
   status Pending 362-char remark

   Show marketing remark (362 chars)

   Solid brick home sitting on just over 1 acre. Lots of room to grow here, bring your updating ideas and let's go view this home! 3 bedroom 2 bath with large sunroom. Lots of possiblities inside and out. Backyard is spacious, looking to put in a pool and or make your Summer garden? Look no more, this is the place for you!!! Call listing agent for more details!!!

3. 2026-04-30
   historical Active Under Contract

   Show marketing remark (362 chars)

   Solid brick home sitting on just over 1 acre. Lots of room to grow here, bring your updating ideas and let's go view this home! 3 bedroom 2 bath with large sunroom. Lots of possiblities inside and out. Backyard is spacious, looking to put in a pool and or make your Summer garden? Look no more, this is the place for you!!! Call listing agent for more details!!!

4. 2026-04-25
   listed $169,000 Active

   Show marketing remark (362 chars)

   Solid brick home sitting on just over 1 acre. Lots of room to grow here, bring your updating ideas and let's go view this home! 3 bedroom 2 bath with large sunroom. Lots of possiblities inside and out. Backyard is spacious, looking to put in a pool and or make your Summer garden? Look no more, this is the place for you!!! Call listing agent for more details!!!

5. 2026-04-25
   listed $169,000 Active 362-char remark

   Show marketing remark (362 chars)

   Solid brick home sitting on just over 1 acre. Lots of room to grow here, bring your updating ideas and let's go view this home! 3 bedroom 2 bath with large sunroom. Lots of possiblities inside and out. Backyard is spacious, looking to put in a pool and or make your Summer garden? Look no more, this is the place for you!!! Call listing agent for more details!!!

6. 2005-12-21
   soldstatus $65,000
7. 2004-05-24
   soldstatus
8. 1998-12-01
   soldstatus $65,000
9. 1998-12-01
   soldstatus $65,000
10. 1998-08-31
    listed $69,900
11. 1998-08-31
    listed $69,900

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$491/yr (+$41/mo · 112.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,784
• − Mortgage interest: −$9,467
• − Property taxes: −$438
• − Insurance: −$845
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,916
• Taxable income: $952
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,482/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

• City population: 51,394
• Population (ZIP): 6,871

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 (81%)
• Race & ethnicity: White 81% Black 9% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Lithuanian 13%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -66.41%
• Current HPI: 133.9227
• Rent YoY: —
• Metro: —
• 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

+141.8% since first listed

11 events — show timeline

• 2026-04-30 Pending — GSREIN
• 2026-04-30 Pending — AcadianaMLS
• 2026-04-30 Contingent — GSREIN
• 2026-04-25 Listed $169,000 AcadianaMLS
• 2026-04-25 Listed $169,000 GSREIN
• 2005-12-21 Sold (Public Records) $65,000 Public Records
• 2004-05-24 Sold (Public Records) — Public Records
• 1998-12-01 Sold (Public Records) $65,000 Public Records
• 1998-12-01 Sold (MLS) $65,000 GSREIN
• 1998-08-31 Listed $69,900 GSREIN
• 1998-08-31 Listed $69,900 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2025): $438 · +0.5% YoY. Source: county tax records.