11296 Copper Hill Dr · Hammond, LA 70403

$229,900

3 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 143 Days on market

Built 2008 $149/sqft · 14% below area Est $268k · 14% under $20/mo HOA · 1% of rent ↓ 13% since listing

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Why this score? — see what drove the D- 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 +13.9/15.0
• Cash flow +10.0/30.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard--perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

Key facts

• Open floor plan
• Gas fireplace
• Formal dining area

Tags

• COPPER HILL SUBDIVISION
• OPEN FLOOR PLAN
• FORMAL DINING AREA
• GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• TRAY CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (25.3% below list).
• Recommended offer: $172k (25.3% 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: Rents flat; 329 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 143 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $30k (12%) 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; moderate 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 $171,779 (25.3% 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 143 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.75% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $267,850
• List price: $229,900
• Delta: -14.17%
• 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
11265 Copper Hill Dr	0.07mi	3/2.0	1,650 (+7%)	0mo	$283,000	$172	85
44583 Crisp Rd	0.15mi	3/2.0	1,454 (-6%)	3mo	$250,000	$172	81
44446 Peyton Dr	0.11mi	3/2.0	1,672 (+8%)	5mo	$271,000	$162	76
11004 Regency Ave	0.49mi	3/2.0	1,564 (+1%)	3mo	$240,000	$153	72
11357 Copper Hill Dr	0.15mi	3/2.0	1,703 (+10%)	9mo	$280,000	$164	68
11078 Doubleday Dr	0.46mi	3/2.0	1,482 (-4%)	8mo	$235,000	$159	65
44483 Hayley Dr	0.18mi	3/2.0	1,764 (+14%)	4mo	$294,900	$167	65
11070 Regency Ave	0.42mi	3/2.0	1,649 (+7%)	8mo	$229,000	$139	62
11117 Regency Ave	0.49mi	3/2.0	1,655 (+7%)	5mo	$254,000	$153	61
44351 S Baptist Rd	0.59mi	3/1.5	1,500 (-3%)	8mo	$209,999	$140	59
11126 Regency Ave	0.45mi	3/2.0	1,685 (+9%)	7mo	$245,000	$145	58
11222 Avila Dr	0.74mi	3/2.0	1,620 (+5%)	2mo	$240,000	$148	55

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-50,730
• Equity at exit: $34,279

10-year hold

• IRR: -27.0%
• Equity multiple: -0.14×
• Total profit: $-73,309
• Equity at exit: $19,878

Cash invested: $64,372 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$96
• HOA: −$20
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-141

Break-even live

Break-even rent $1,896

Max offer price $205,071

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: $57,475
• Closing costs: $6,897
• 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	0.48mi
11212 Audubon Dr Hammond, LA	3.0	2.0	1403	$1,750	$1.25	43d	1	0.62mi
11176 Merlo Dr Hammond, LA	3.0	2.0	1306	$1,750	$1.34	23d	1	0.79mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: gas

Listing history 36 events

1. 2026-06-19
   days on market $229,900 Active 143 DOM
2. 2026-06-18
   days on market $229,900 Active 142 DOM
3. 2026-06-17
   days on market $229,900 Active 141 DOM
4. 2026-06-16
   days on market $229,900 Active 140 DOM
5. 2026-06-15
   days on market $229,900 Active 139 DOM
6. 2026-06-14
   days on market $229,900 Active 137 DOM
7. 2026-06-13
   days on market $229,900 Active 136 DOM
8. 2026-06-10
   days on market $229,900 Active 134 DOM
9. 2026-06-09
   days on market $229,900 Active 133 DOM
10. 2026-06-08
    days on market $229,900 Active 132 DOM
11. 2026-06-07
    days on market $229,900 Active 131 DOM
12. 2026-06-05
    days on market $229,900 Active 128 DOM
13. 2026-06-03
    days on market $229,900 Active 127 DOM
14. 2026-06-02
    days on market $229,900 Active 126 DOM
15. 2026-06-01
    days on market $229,900 Active 125 DOM
16. 2026-05-31
    days on market $229,900 Active 124 DOM
17. 2026-05-30
    days on market $229,900 Active 123 DOM
18. 2026-05-01
    price $229,900 381-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

19. 2026-05-01
    price $229,900 386-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

20. 2026-03-23
    price $237,000 381-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

21. 2026-03-23
    price $237,000 386-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

22. 2026-02-12
    price $245,000 381-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

23. 2026-02-12
    price $245,000 386-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

24. 2026-01-27
    listed $260,000 Active 381-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

25. 2026-01-27
    listed $260,000 Active 386-char remark

    Show marketing remark (386 chars)

    MOTIVATED SELLER! Well-kept home in the desirable Copper Hill subdivision. This beautiful home features an open floor plan with a formal dining area, 3 bedrooms, and 2 bathrooms. Highlights include a gas fireplace, stainless steel appliances, tray ceilings, and a spacious, private fenced backyard—perfect for relaxing or entertaining. HOME GENERATOR! No flood insurance required.

26. 2022-10-17
    soldstatus Sold
27. 2022-10-17
    soldstatus $250,000 Closed
28. 2022-10-17
    soldstatus $250,000
29. 2022-09-19
    status Pending
30. 2022-09-19
    status Pending
31. 2022-09-03
    price $256,500
32. 2022-09-02
    price $256,500
33. 2022-08-17
    listed $265,000 Active
34. 2022-08-17
    listed $256,500
35. 2022-08-17
    listed $265,000 Active
36. 2022-08-17
    listed $256,500

ⓘ 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: $2,114 · $176/mo
• Projected year-2 tax: $2,114 · $176/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 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 · 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: $20,613
• − Mortgage interest: −$12,878
• − Property taxes: −$2,114
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$240
• − Depreciation: −$6,688
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-306/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
• 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

-13.2% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $229,900 AcadianaMLS
• 2026-05-01 Price Changed $229,900 GSREIN
• 2026-03-23 Price Changed $237,000 AcadianaMLS
• 2026-03-23 Price Changed $237,000 GSREIN
• 2026-02-12 Price Changed $245,000 AcadianaMLS
• 2026-02-12 Price Changed $245,000 GSREIN
• 2026-01-27 Listed $260,000 GSREIN
• 2026-01-27 Listed $260,000 AcadianaMLS
• 2022-10-17 Sold (Public Records) $250,000 Public Records
• 2022-10-17 Sold (MLS) $250,000 GSREIN
• 2022-10-17 Sold (MLS) — GBRMLS
• 2022-09-19 Pending — GBRMLS
• 2022-09-19 Pending — GSREIN
• 2022-09-03 Price Changed $256,500 GBRMLS
• 2022-09-02 Price Changed $256,500 GSREIN
• 2022-08-17 Listed $256,500 AcadianaMLS
• 2022-08-17 Listed $265,000 GSREIN
• 2022-08-17 Listed $256,500 AcadianaMLS
• 2022-08-17 Listed $265,000 GBRMLS

Property tax history

+0.4%/yr

Latest (2025): $2,114 · +0.4% YoY. Source: county tax records.