Wendell IV G Plan · Hammond, LA 70455

$216,990

3 bd · 2.0 ba · 1,363 sqft · SingleFamily · 134 Days on market

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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 +6.8/30.0
• Appreciation +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Open Floor Plan Three Bedroom, Two Bathroom Two Car Garage Brick and siding Covered patio Recessed lighting Single master vanity Walk-in master closet Optional Fireplace

Key facts

• Open floor plan
• Single master vanity
• Covered patio

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• RECESSED LIGHTING
• SINGLE MASTER VANITY
• WALK-IN MASTER CLOSET

🏗️ New construction. The $216,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,272.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (26.3% below list).
• Recommended offer: $160k (26.3% 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+, 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: 86 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).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, 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 134 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,000 (26.3% 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 134 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.68% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $235,272
• List price: $216,990
• Delta: -7.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23093 Serengeti Dr	0.00mi	3/2.0	1,363 (0%)	0mo	$216,010	$158	100
23023 Savannahwood Dr	0.10mi	3/2.0	1,343 (-2%)	3mo	$214,900	$160	90
47594 Cathy Ln	0.52mi	3/2.0	1,369 (+0%)	10mo	$220,000	$161	66
23015 Mills Blvd	0.34mi	3/2.0	1,258 (-8%)	12mo	$200,000	$159	61
47715 Cathy Ln	0.60mi	3/2.0	1,472 (+8%)	10mo	$220,000	$149	50
47488 Cathy Ln	0.47mi	4/2.0 (+1)	1,562 (+15%)	1mo	$220,000	$141	48
47602 Cathy Ln	0.53mi	4/2.0 (+1)	1,539 (+13%)	2mo	$235,000	$153	47
47633 Cathy Ln	0.51mi	3/2.0	1,508 (+11%)	16mo	$220,000	$146	46
47612 Cathy Ln	0.54mi	3/2.0	1,530 (+12%)	15mo	$215,000	$141	42
47417 Myra Cv	0.68mi	3/2.0	1,510 (+11%)	10mo	$219,500	$145	42
47385 Myra Cv	0.73mi	4/2.0 (+1)	1,562 (+15%)	4mo	$235,000	$150	33
47389 Myra Cv	0.73mi	4/2.0 (+1)	1,561 (+14%)	16mo	$215,000	$138	24

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

Projected returns pro-forma

3.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.12×
• Total profit: $7,985
• Equity at exit: $108,628

10-year hold

• IRR: 5.6%
• Equity multiple: 1.87×
• Total profit: $57,519
• Equity at exit: $169,651

Cash invested: $65,876 (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 70455

• Home prices YoY: 2.0%
• Active inventory: 86
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,234
• Tax est. 1.5%: −$294 /mo · $3,529/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-362

Break-even live

Break-even rent $2,058

Max offer price $182,903

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: $58,818
• Closing costs: $7,058
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47376-0 Johns Cv Robert, LA	3.0	2.0	1508	$1,600	$1.06	44d	1	0.66mi

Listing history 18 events

1. 2026-06-19
   days on market $216,990 Active 134 DOM
2. 2026-06-18
   days on market $216,990 Active 133 DOM
3. 2026-06-17
   days on market $216,990 Active 132 DOM
4. 2026-06-16
   days on market $216,990 Active 131 DOM
5. 2026-06-15
   days on market $216,990 Active 130 DOM
6. 2026-06-14
   days on market $216,990 Active 128 DOM
7. 2026-06-13
   days on market $216,990 Active 127 DOM
8. 2026-06-10
   days on market $216,990 Active 125 DOM
9. 2026-06-09
   days on market $216,990 Active 124 DOM
10. 2026-06-08
    days on market $216,990 Active 123 DOM
11. 2026-06-07
    days on market $216,990 Active 122 DOM
12. 2026-06-05
    days on market $216,990 Active 119 DOM
13. 2026-06-03
    days on market $216,990 Active 118 DOM
14. 2026-06-02
    pricedays on market $216,990 Active 117 DOM
15. 2026-06-01
    days on market $213,990 Active 116 DOM
16. 2026-05-31
    days on market $213,990 Active 115 DOM
17. 2026-05-30
    days on market $213,990 Active 114 DOM
18. 2026-02-05
    listed $213,990 Active 171-char remark

    Show marketing remark (171 chars)

    Open Floor Plan Three Bedroom, Two Bathroom Two Car Garage Brick and siding Covered patio Recessed lighting Single master vanity Walk-in master closet Optional Fireplace

ⓘ 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: $19,200
• − Mortgage interest: −$13,179
• − Property taxes: −$3,529
• − Insurance: −$1,176
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,844
• Taxable loss: −$8,601
• Est. tax savings @ 24.0%: +$2,064
• After-tax cash flow: $-2,279/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): 2,456

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 (80%)
• Race & ethnicity: White 80% Asian 19%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 14% · Philippines, Canada
• Languages at home: 83% English-only · Other Asian/Pacific 17%

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: ▲ 3.21%
• Current HPI: 166.5078
• 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

1 event — show timeline

• 2026-02-05 Listed $213,990 Zillow