47348 Durbin Rd · Albany, LA 70466

$159,900

4 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 40 Days on market

Built 2002 2.70 ac lot $75/sqft · 39% below area Est $257k · 38% under ↓ 3% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• Appreciation +6.8/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Beautiful Mobile Home property located in Tickfaw! A 4 Bedroom 2 Bath with 2,079 Living Sq Ft situated on a 2.7 Acre lot in a quiet neighborhood in the Woodhaven area. In great condition and ready to move in! Access is flexible!

Key facts

• 2.7 acre lot
• Built 2002
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.5% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: 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: 69 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $257,032
• List price: $159,900
• Delta: -37.79%
• 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
47382 Shady Acres Rd	0.15mi	3/2.0 (-1)	2,040 (-4%)	13mo	$328,000	$161	70
48076 Woodhaven Rd	0.32mi	3/2.0 (-1)	2,108 (-1%)	20mo	$298,400	$142	62
10199 Crystal Ln	0.47mi	4/2.0	1,825 (-14%)	9mo	$280,900	$154	47
10187 Pearl Ln	0.60mi	4/2.0	1,825 (-14%)	3mo	$259,000	$142	46
10205 Pearl Ln	0.60mi	4/2.0	1,825 (-14%)	3mo	$234,900	$129	46
10188 Crystal Ln	0.60mi	4/2.0	1,825 (-14%)	3mo	$259,900	$142	46
10212 Crystal Ln	0.60mi	4/2.0	1,825 (-14%)	8mo	$267,990	$147	42
10179 Pearl Ln	0.67mi	4/2.0	1,819 (-14%)	6mo	$273,900	$151	40
10130 Crystal Ln	0.60mi	4/2.0	1,819 (-14%)	12mo	$274,535	$151	38
10170 Crystal Ln	0.60mi	4/2.0	1,819 (-14%)	12mo	$280,900	$154	38
10139 Crystal Ln	0.60mi	4/2.0	1,819 (-14%)	12mo	$271,900	$149	38
10165 Crystal Ln	0.60mi	4/2.0	1,819 (-14%)	14mo	$278,580	$153	36

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

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.16×
• Total profit: $52,035
• Equity at exit: $77,722

10-year hold

• IRR: 20.5%
• Equity multiple: 4.13×
• Total profit: $140,292
• Equity at exit: $124,518

Cash invested: $44,772 (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 70466

• Home prices YoY: 3.0%
• Active inventory: 69
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $429

Break-even live

Break-even rent $1,255

Max offer price $159,900

Occupancy floor 71%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-10
   listed $159,900 Active 228-char remark

   Show marketing remark (228 chars)

   Beautiful Mobile Home property located in Tickfaw! A 4 Bedroom 2 Bath with 2,079 Living Sq Ft situated on a 2.7 Acre lot in a quiet neighborhood in the Woodhaven area. In great condition and ready to move in! Access is flexible!

2. 2026-04-10
   listed $159,900 Active 228-char remark

   Show marketing remark (228 chars)

   Beautiful Mobile Home property located in Tickfaw! A 4 Bedroom 2 Bath with 2,079 Living Sq Ft situated on a 2.7 Acre lot in a quiet neighborhood in the Woodhaven area. In great condition and ready to move in! Access is flexible!

3. 2019-04-05
   soldstatus $139,900 Closed
4. 2019-03-04
   status Pending
5. 2019-02-21
   price $139,900
6. 2019-02-13
   price $149,900
7. 2019-02-01
   price $155,000
8. 2019-01-18
   price $159,000
9. 2019-01-08
   listed $165,000 Active
10. 2019-01-08
    listed $139,900
11. 2002-10-09
    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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $21,582
• − Mortgage interest: −$8,957
• − Property taxes: −$1,036
• − Insurance: −$800
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,652
• Taxable income: $2,684
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $4,507/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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,815

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 (67%)
• Race & ethnicity: White 67% Black 22% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Serbian 2% Scandinavian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 3.64%
• Current HPI: 126.0016
• 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

-3.1% since first listed

11 events — show timeline

• 2026-04-10 Listed $159,900 GSREIN
• 2026-04-10 Listed $159,900 AcadianaMLS
• 2019-04-05 Sold (MLS) $139,900 GSREIN
• 2019-03-04 Pending — GSREIN
• 2019-02-21 Price Changed $139,900 GSREIN
• 2019-02-13 Price Changed $149,900 GSREIN
• 2019-02-01 Price Changed $155,000 GSREIN
• 2019-01-18 Price Changed $159,000 GSREIN
• 2019-01-08 Listed $139,900 AcadianaMLS
• 2019-01-08 Listed $165,000 GSREIN
• 2002-10-09 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,036 · +0.5% YoY. Source: county tax records.