819 J W Davis Dr · Hammond, LA 70403

$115,000

3 bd · 2.0 ba · 1,139 sqft · SingleFamily public records · 270 Days on market

Built 1940 $101/sqft · at area comps Est $210k · 45% under ↓ 23% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION BUILDERS, GREAT OPPORTUNITY TO BUILD IN A RAPIDLY DEVELOPING AREA OF HAMMOND. THIS ONE ACRE PARCEL OF LAND HAS OVER 303 FEET FRONTING J. W. DAVIS DRIVE, AND IS ADJACENT TO A 7.45 ACRE PARCEL LISTED SEPARATELY - ML2300634. SEE ATTACHED SURVEY.

Key facts

• One acre parcel
• Built 1940
• Listed 270 days

Tags

• ONE ACRE PARCEL
• ADJACENT TO 7.45 ACRE PARCEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Rents flat; 329 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); 100% 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).
• This rent runs 35% 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 $795 of loan paydown is wiped out by about $3k 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 270 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (median comp): $209,564
• List price: $115,000
• Delta: -45.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 Smith Sq	0.23mi	3/1.5	1,300 (+14%)	6mo	$150,000	$115	59
99 White St	0.36mi	3/2.0	1,000 (-12%)	9mo	$70,000	$70	56
110 Wells Dr	0.73mi	3/2.0	1,237 (+9%)	1mo	$70,000	$57	51
1105 South Spruce St	0.47mi	3/2.0	1,300 (+14%)	7mo	$205,000	$158	48
1102 Mooney Ave	0.33mi	3/1.0	1,260 (+11%)	22mo	$80,000	$63	45
1109 South Spruce St	0.48mi	3/2.0	1,300 (+14%)	17mo	$192,000	$148	40
307 S Linden St	0.69mi	2/1.0 (-1)	1,273 (+12%)	15mo	$45,000	$35	27

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: 3.6%
• Equity multiple: 1.13×
• Total profit: $4,329
• Equity at exit: $17,147

10-year hold

• IRR: 10.5%
• Equity multiple: 1.72×
• Total profit: $23,209
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$603
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $422

Break-even live

Break-even rent $953

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Bauerle Rd Hammond, LA	1.0–2.0	1.0–2.0	884	$1,751	$1.98	43d	4	0.40mi
1002 S Pine St Hammond, LA	3.0	2.5	1324	$1,500	$1.13	43d	1	0.51mi
309 Hewitt Rd Unit B Hammond, LA	2.0	1.0	806	$1,350	$1.67	43d	1	0.52mi
207 S Laurel St Unit B Hammond, LA	3.0	2.0	1100	$1,350	$1.23	43d	1	0.72mi
204 W Clark St Hammond, LA	2.0	1.0	840	$900	$1.07	43d	1	0.99mi
221 W Thomas St Unit A Hammond, LA	3.0	1.0	1400	$2,050	$1.46	43d	1	0.99mi
402 S Cherry St Hammond, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	1.02mi
209 Dixie Dr Hammond, LA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.10mi
100 S Cypress St Hammond, LA	2.0	2.5	1100	$1,750	$1.59	43d	1	1.14mi
16218 E Minnesota Park Rd Unit 3B Hammond, LA	2.0	2.5	1095	$1,450	$1.32	43d	1	1.23mi
2617 Rue Saint Martin Hammond, LA	2.0	1.5	1399	$1,000	$0.71	43d	1	1.34mi
606 Rue Saint Martin Unit B Hammond, LA	2.0	1.5	1100	$900	$0.82	43d	1	1.44mi
42114 Gardens Blvd Unit B Hammond, LA	2.0	2.0	1343	$1,450	$1.08	43d	1	1.46mi
408 E Michigan St Hammond, LA	2.0	1.0	1222	$1,350	$1.10	43d	1	1.50mi

Listing history 33 events

1. 2026-06-19
   days on market $115,000 Active 270 DOM
2. 2026-06-18
   days on market $115,000 Active 269 DOM
3. 2026-06-17
   days on market $115,000 Active 268 DOM
4. 2026-06-16
   days on market $115,000 Active 267 DOM
5. 2026-06-15
   days on market $115,000 Active 266 DOM
6. 2026-06-14
   days on market $115,000 Active 264 DOM
7. 2026-06-13
   days on market $115,000 Active 263 DOM
8. 2026-06-10
   days on market $115,000 Active 261 DOM
9. 2026-06-09
   days on market $115,000 Active 260 DOM
10. 2026-06-08
    days on market $115,000 Active 259 DOM
11. 2026-06-07
    days on market $115,000 Active 258 DOM
12. 2026-06-05
    days on market $115,000 Active 255 DOM
13. 2026-06-03
    days on market $115,000 Active 254 DOM
14. 2026-06-02
    days on market $115,000 Active 253 DOM
15. 2026-06-01
    days on market $115,000 Active 252 DOM
16. 2026-05-31
    days on market $115,000 Active 251 DOM
17. 2026-05-30
    days on market $115,000 Active 250 DOM
18. 2025-09-18
    listed $115,000 Active 252-char remark

    Show marketing remark (252 chars)

    ATTENTION BUILDERS, GREAT OPPORTUNITY TO BUILD IN A RAPIDLY DEVELOPING AREA OF HAMMOND. THIS ONE ACRE PARCEL OF LAND HAS OVER 303 FEET FRONTING J. W. DAVIS DRIVE, AND IS ADJACENT TO A 7.45 ACRE PARCEL LISTED SEPARATELY - ML2300634. SEE ATTACHED SURVEY.

19. 2023-09-13
    soldstatus $182,000
20. 2023-08-09
    soldstatus $182,000
21. 2023-06-13
    soldstatus $182,000
22. 2022-02-07
    soldstatus $45,000
23. 2021-05-18
    listed $50,000
24. 2017-12-28
    listed $50,000
25. 2016-05-29
    historical
26. 2015-05-29
    status Active
27. 2015-05-29
    historical
28. 2015-05-13
    listed $108,900 Active
29. 2014-05-28
    listed $108,900
30. 2013-09-18
    listed $108,900
31. 2008-01-16
    listed $150,000
32. 2008-01-16
    listed $150,000
33. 2001-03-30
    soldstatus

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $17,836
• − Mortgage interest: −$6,442
• − Property taxes: −$1,218
• − Insurance: −$575
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,345
• Taxable income: $3,402
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,244/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

• Census place: Hammond, LA
• County: Tangipahoa Parish · 85,958 people
• City population: 51,394
• 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

-23.3% since first listed

16 events — show timeline

• 2025-09-18 Listed $115,000 Fizber.com
• 2023-09-13 Sold (Public Records) $182,000 Public Records
• 2023-08-09 Sold (Public Records) $182,000 Public Records
• 2023-06-13 Sold (Public Records) $182,000 Public Records
• 2022-02-07 Sold (Public Records) $45,000 Public Records
• 2021-05-18 Listed $50,000 AcadianaMLS
• 2017-12-28 Listed $50,000 AcadianaMLS
• 2016-05-29 Listing Removed — GSREIN
• 2015-05-29 Relisted — GSREIN
• 2015-05-29 Listing Removed — GSREIN
• 2015-05-13 Listed $108,900 GSREIN
• 2014-05-28 Listed $108,900 AcadianaMLS
• 2013-09-18 Listed $108,900 GSREIN
• 2008-01-16 Listed $150,000 GSREIN
• 2008-01-16 Listed $150,000 AcadianaMLS
• 2001-03-30 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,218 · +0.5% YoY. Source: county tax records.