14542 Honeysuckle St #191 · Natalbany, LA 70401

$69,900

2 bd · 1.5 ba · 1,118 sqft · SingleFamily · 93 Days on market

Built 1982 Fair condition 2,774 sqft lot $63/sqft · 33% below area Est $104k · 33% under $200/mo HOA · 17% of rent ↓ 11% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat 2bedroom /1.5 bathroom townhouse in Hammond near S.L.U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S.L.U or Commuting to work. (Motivated Sellers) > OWNER AGENTS <

Key facts

• Hoa covers garbage
• Washer dryer hookups
• Hoa covers lawncare

Tags

• WASHER DRYER HOOKUPS
• SMALL PATIO AREA
• HOA COVERS LAWNCARE
• HOA COVERS FLOOD INSURANCE
• HOA COVERS EXTERIOR INSURANCE
• HOA COVERS GARBAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $48k (31.5% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $48k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 11.0% vs local median 4.5% in Natalbany — 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 62/100 on livability (#208 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents flat; 220 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 93% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 93 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,890 (31.5% 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 93 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.73% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 4.8

CMA / ARV

• ARV (median comp): $104,491
• List price: $69,900
• Delta: -33.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14586 Honeysuckle St #143	0.13mi	2/1.5	1,182 (+6%)	17mo	$83,000	$70	70
14408 W David Dr	0.40mi	3/2.0 (+1)	1,090 (-2%)	15mo	$140,000	$128	58
14411 W David Dr	0.38mi	3/2.0 (+1)	1,053 (-6%)	12mo	$140,000	$133	56
14490 W David Dr	0.33mi	3/2.0 (+1)	1,262 (+13%)	13mo	$140,000	$111	45
47205 N Morrison Blvd	0.60mi	3/1.0 (+1)	1,025 (-8%)	10mo	$169,000	$165	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 · 0.06% rent growth · sell at horizon

5-year hold

• IRR: -42.0%
• Equity multiple: -0.23×
• Total profit: $-24,094
• Equity at exit: $10,422

10-year hold

• IRR: —
• Equity multiple: -1.31×
• Total profit: $-45,293
• Equity at exit: $6,044

Cash invested: $19,572 (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 70401

• Rents YoY: 0.1%
• Active inventory: 220
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-152

Break-even live

Break-even rent $1,405

Max offer price $47,890

Occupancy floor —

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15043 Woodstone Dr Hammond, LA	1.0–2.0	1.0–1.5	815	$1,239	$1.52	14d	6	0.50mi
114 Mallard Dr Unit A Hammond, LA	2.0	1.5	850	$1,100	$1.29	43d	1	0.77mi
112 Mallard Dr Hammond, LA	3.0	1.0	1133	$1,400	$1.24	43d	1	0.78mi
4 Laura Dr Unit B Hammond, LA	2.0	2.5	1300	$1,250	$0.96	43d	1	0.94mi
14364 Windgate Loop Apt C Hammond, LA	2.0	2.0	1115	$1,385	$1.24	44d	1	0.96mi
1815 Western Ave Unit 7 Hammond, LA	2.0	1.0	875	$950	$1.09	43d	1	1.21mi
12 Whitmar Dr Unit 9 Hammond, LA	2.0	1.5	1238	$1,300	$1.05	43d	1	1.27mi
19 Pointe Dr Unit 19 Hammond, LA	2.0	2.0	1026	$1,300	$1.27	43d	1	1.27mi
45537 Pointe Dr #34 Hammond, LA	1.0	1.0	723	$1,000	$1.38	43d	1	1.32mi
45487 Pointe Dr #19 Hammond, LA	2.0	2.0	1026	$1,300	$1.27	43d	1	1.32mi
1407 Hooks Dr Unit B Hammond, LA	2.0	1.0	838	$1,000	$1.19	43d	1	1.32mi
13303 Moss Pt Dr Unit B Hammond, LA	2.0	2.0	1009	$1,175	$1.16	43d	1	1.38mi
141 Clinton Ct Unit B Hammond, LA	2.0	1.0	800	$800	$1.00	43d	1	1.47mi
308 Alexander Dr Hammond, LA	3.0	2.0	1193	$1,390	$1.17	43d	1	1.47mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: trashexterior maint.

Listing history 11 events

1. 2026-06-18
   status $69,900 Pending 93 DOM
2. 2026-06-18
   days on market $69,900 Active 93 DOM
3. 2026-06-17
   days on market $69,900 Active 92 DOM
4. 2026-06-16
   days on market $69,900 Active 91 DOM
5. 2026-06-15
   status $69,900 Active 90 DOM
6. 2026-05-08
   price $69,900 489-char remark

   Show marketing remark (495 chars)

   Neat 2bedroom /1.5 bathroom townhouse in Hammond near S. L. U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S. L. U or Commuting to work. (Motivated Sellers) &gt; OWNER AGENTS &lt;

7. 2026-05-08
   price $69,900 495-char remark

   Show marketing remark (495 chars)

   Neat 2bedroom /1.5 bathroom townhouse in Hammond near S. L. U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S. L. U or Commuting to work. (Motivated Sellers) &gt; OWNER AGENTS &lt;

8. 2026-03-18
   price $74,500 489-char remark

   Show marketing remark (495 chars)

   Neat 2bedroom /1.5 bathroom townhouse in Hammond near S. L. U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S. L. U or Commuting to work. (Motivated Sellers) &gt; OWNER AGENTS &lt;

9. 2026-03-18
   price $74,500 495-char remark

   Show marketing remark (495 chars)

   Neat 2bedroom /1.5 bathroom townhouse in Hammond near S. L. U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S. L. U or Commuting to work. (Motivated Sellers) &gt; OWNER AGENTS &lt;

10. 2026-02-26
    listed $78,900 Active 489-char remark

    Show marketing remark (495 chars)

    Neat 2bedroom /1.5 bathroom townhouse in Hammond near S. L. U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S. L. U or Commuting to work. (Motivated Sellers) &gt; OWNER AGENTS &lt;

11. 2026-02-26
    listed $78,900 Active 495-char remark

    Show marketing remark (495 chars)

    Neat 2bedroom /1.5 bathroom townhouse in Hammond near S. L. U. This townhome would make a great starter Home, Rental for College Student so it's a good investment property. FEATURES: Central A/H, Washer/Dryer Hookups and Small Patio Area. HOA covers all lawncare, exterior maintenance, flood insurance, exterior insurance and garbage. Located minutes from Southeastern LA University, and I-55. Great for Someone going to S. L. U or Commuting to work. (Motivated Sellers) &gt; OWNER AGENTS &lt;

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $14,544
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − HOA: −$2,400
• − Depreciation: −$2,033
• Taxable loss: −$2,648
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $-1,190/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 · 8 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, flooring, and exterior. Upgrading these elements would significantly boost its resale and rental potential.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major kitchen countertops — worn and in poor condition
• Minor bathroom fixtures — basic and in fair condition

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would significantly increase both resale and rental value
• Both replace carpeted flooring with hardwood or tile — upgrading the flooring would improve both the appearance and functionality of the home
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both repair and paint exterior siding — repairing and painting the exterior would improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
kitchen countertops · worn and in poor condition	Major	$15,000–50,000
bathroom fixtures · basic and in fair condition	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both replace carpeted flooring with hardwood or tile — upgrading the flooring would improve both the appearance and functionality of the home ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both repair and paint exterior siding — repairing and painting the exterior would improve the home's curb appeal and increase its value ↑

ⓘ 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 — Natalbany

• Score: 62/100
• State rank: #208
• US rank: #16184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 85,958 people
• City population: 73
• Metro: Hammond, LA
• Population (ZIP): 21,221
• Household income: $50,653
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 1255.0

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 0.57)
• Race & ethnicity: White 54% Black 36% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -77.61%
• Current HPI: 136.1629
• Rent YoY: ▲ 0.06%
• 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

-11.4% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $69,900 AcadianaMLS
• 2026-05-08 Price Changed $69,900 GSREIN
• 2026-03-18 Price Changed $74,500 AcadianaMLS
• 2026-03-18 Price Changed $74,500 GSREIN
• 2026-02-26 Listed $78,900 GSREIN
• 2026-02-26 Listed $78,900 AcadianaMLS