14215 Woodlands Dr #38 · Natalbany, LA 70401

$82,000

2 bd · 2.0 ba · 1,049 sqft · SingleFamily public records · 129 Days on market

Built 2010 2,613 sqft lot $78/sqft · 25% below area Est $110k · 25% under $100/mo HOA · 8% of rent

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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 +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhome with solid investment potential in Hammond. Major systems have already been addressed with a new roof and new HVAC, providing a strong foundation for future improvements. Property is being sold AS IS, with no repairs to be completed by seller. Well-suited for investors seeking a value-add opportunity.

Key facts

• New hvac
• New roof
• $100 HOA

Tags

• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $567 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.52% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (median comp): $109,950
• List price: $82,000
• Delta: -25.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.06% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $4,379
• Equity at exit: $12,226

10-year hold

• IRR: 11.4%
• Equity multiple: 1.76×
• Total profit: $17,531
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$430
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$34
• HOA: −$100
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $332

Break-even live

Break-even rent $823

Max offer price $82,000

Occupancy floor 68%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13303 Moss Pt Dr Unit B Hammond, LA	2.0	2.0	1009	$1,175	$1.16	44d	1	1.24mi
114 Mallard Dr Unit A Hammond, LA	2.0	1.5	850	$1,100	$1.29	44d	1	1.24mi
112 Mallard Dr Hammond, LA	3.0	1.0	1133	$1,400	$1.24	44d	1	1.25mi
15043 Woodstone Dr Hammond, LA	1.0–2.0	1.0–1.5	815	$1,239	$1.52	14d	6	1.35mi
14364 Windgate Loop Apt C Hammond, LA	2.0	2.0	1115	$1,385	$1.24	44d	1	1.47mi
19 Pointe Dr Unit 19 Hammond, LA	2.0	2.0	1026	$1,300	$1.27	44d	1	1.50mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 26 events

1. 2026-06-19
   days on market $82,000 Active 129 DOM
2. 2026-06-18
   days on market $82,000 Active 128 DOM
3. 2026-06-17
   days on market $82,000 Active 127 DOM
4. 2026-06-16
   days on market $82,000 Active 126 DOM
5. 2026-06-15
   days on market $82,000 Active 125 DOM
6. 2026-06-14
   days on market $82,000 Active 123 DOM
7. 2026-06-13
   days on market $82,000 Active 122 DOM
8. 2026-06-10
   days on market $82,000 Active 120 DOM
9. 2026-06-09
   days on market $82,000 Active 119 DOM
10. 2026-06-08
    days on market $82,000 Active 118 DOM
11. 2026-06-07
    days on market $82,000 Active 117 DOM
12. 2026-06-05
    days on market $82,000 Active 114 DOM
13. 2026-06-03
    days on market $82,000 Active 113 DOM
14. 2026-06-02
    days on market $82,000 Active 112 DOM
15. 2026-06-01
    days on market $82,000 Active 111 DOM
16. 2026-05-31
    days on market $82,000 Active 110 DOM
17. 2026-05-30
    days on market $82,000 Active 109 DOM
18. 2026-02-10
    listed $82,000 Active 311-char remark

    Show marketing remark (311 chars)

    Townhome with solid investment potential in Hammond. Major systems have already been addressed with a new roof and new HVAC, providing a strong foundation for future improvements. Property is being sold AS IS, with no repairs to be completed by seller. Well-suited for investors seeking a value-add opportunity.

19. 2026-02-10
    listed $82,000 Active 311-char remark

    Show marketing remark (311 chars)

    Townhome with solid investment potential in Hammond. Major systems have already been addressed with a new roof and new HVAC, providing a strong foundation for future improvements. Property is being sold AS IS, with no repairs to be completed by seller. Well-suited for investors seeking a value-add opportunity.

20. 2014-05-23
    soldstatus $86,000
21. 2014-05-23
    soldstatus $86,000
22. 2014-01-06
    listed $89,500
23. 2014-01-06
    listed $89,500
24. 2013-05-07
    listed $89,500
25. 2013-05-07
    listed $89,500
26. 2005-01-07
    soldstatus $35,000

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,030 · $86/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $14,922
• − Mortgage interest: −$4,593
• − Property taxes: −$1,030
• − Insurance: −$410
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − HOA: −$1,200
• − Depreciation: −$2,385
• Taxable income: $2,916
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,289/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 — 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

• Census place: Natalbany, LA
• 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

+134.3% since first listed

9 events — show timeline

• 2026-02-10 Listed $82,000 GBRMLS
• 2026-02-10 Listed $82,000 AcadianaMLS
• 2014-05-23 Sold (Public Records) $86,000 Public Records
• 2014-05-23 Sold (MLS) $86,000 GSREIN
• 2014-01-06 Listed $89,500 AcadianaMLS
• 2014-01-06 Listed $89,500 GSREIN
• 2013-05-07 Listed $89,500 GSREIN
• 2013-05-07 Listed $89,500 AcadianaMLS
• 2005-01-07 Sold (Public Records) $35,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,030 · +0.4% YoY. Source: county tax records.