Reims V A Plan · Hammond, LA 70403

$270,990

3 bd · 2.0 ba · 1,887 sqft · SingleFamily · 807 Days on market

Poor condition

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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 +6.3/30.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0
• Condition / age +1.0/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

Key facts

• Open floor plan
• Computer desk/niche
• Double master vanity

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• COMPUTER DESK/NICHE
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• DOUBLE MASTER CLOSETS

🏗️ New construction. The $270,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $339,319.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-606 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.8% below list).
• Recommended offer: $220k (18.8% 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+, crime 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.
• Zoned schools: Hammond Eastside Magnet (math 22% / reading 35%, grade F, #350 of 646 statewide, top 55%, 1,343 students, 68% FRL); Greenville Park Leadership Academy (math 8% / reading 12%, grade F, #199 of 218 statewide, top 92%, 447 students, 86% FRL); Hammond High Magnet School (math 19% / reading 28%, grade F, #167 of 265 statewide, top 63%, 1,750 students, 64% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents flat; 328 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $2,202/mo this rent would consume 52% of the median local household income ($51k/yr) (locally 1201% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 807 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,163 (18.8% 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 807 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $339,319
• List price: $270,990
• Delta: -20.14%
• 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
44250 Lake Willow Rd	0.35mi	3/2.0	1,887 (0%)	1mo	$277,810	$147	83
44202 Shadowpoint Dr	0.21mi	4/2.0 (+1)	1,858 (-2%)	2mo	$299,000	$161	81
19406 Chelwood Ct	0.22mi	4/2.0 (+1)	1,858 (-2%)	3mo	$284,790	$153	80
44404 Lake Wind Dr	0.24mi	4/2.0 (+1)	1,935 (+2%)	1mo	$300,954	$156	79
44264 Huntley Rd	0.29mi	4/2.0 (+1)	1,927 (+2%)	7mo	$292,000	$152	72
44264 Huntley Rd	0.30mi	4/2.0 (+1)	1,927 (+2%)	7mo	$292,000	$152	72
19318 Chelwood Ct	0.46mi	4/2.0 (+1)	1,858 (-2%)	2mo	$286,565	$154	69
19334 Chelwood Ct	0.38mi	4/2.0 (+1)	1,927 (+2%)	8mo	$293,935	$153	67
43449 Denali Dr	0.59mi	3/2.0	1,951 (+3%)	1mo	$339,000	$174	66
43460 Denali Dr	0.61mi	4/2.0 (+1)	1,896 (+0%)	2mo	$297,500	$157	64
43421 Biscayne Dr	0.71mi	4/2.0 (+1)	1,900 (+1%)	2mo	$299,000	$157	59
43459 Denali Dr	0.58mi	4/2.0 (+1)	1,927 (+2%)	8mo	$297,000	$154	58

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: -32.6%
• Equity multiple: -0.05×
• Total profit: $-99,287
• Equity at exit: $50,593

10-year hold

• IRR: -57.5%
• Equity multiple: -0.67×
• Total profit: $-158,404
• Equity at exit: $29,338

Cash invested: $95,009 (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: 328
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,779
• Tax est. 1.5%: −$424 /mo · $5,090/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-606

Break-even live

Break-even rent $2,968

Max offer price $251,678

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-488	+0% $-606	+5% $-723	+10% $-840
Rent	-10% $-780	-5% $-693	+0% $-606	+5% $-519	+10% $-432
Rate	-1.0pp $-435	-0.5pp $-519	base $-606	+0.5pp $-694	+1.0pp $-783

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: $84,830
• Closing costs: $10,180
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44243 Kendalwood Dr Hammond, LA	3.0	2.0	1826	$2,200	$1.20	45d	1	0.20mi
20175 Kingland Dr Hammond, LA	3.0	2.5	2300	$2,300	$1.00	45d	1	0.60mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$3,840	$2.08	45d	1	1.01mi

Listing history 19 events

1. 2026-06-21
   days on market $270,990 Active 807 DOM
2. 2026-06-19
   days on market $270,990 Active 805 DOM
3. 2026-06-18
   days on market $270,990 Active 804 DOM
4. 2026-06-17
   days on market $270,990 Active 803 DOM
5. 2026-06-16
   days on market $270,990 Active 802 DOM
6. 2026-06-15
   days on market $270,990 Active 801 DOM
7. 2026-06-14
   days on market $270,990 Active 799 DOM
8. 2026-06-13
   days on market $270,990 Active 798 DOM
9. 2026-06-10
   days on market $270,990 Active 796 DOM
10. 2026-06-09
    days on market $270,990 Active 795 DOM
11. 2026-06-08
    days on market $270,990 Active 794 DOM
12. 2026-06-07
    days on market $270,990 Active 793 DOM
13. 2026-06-05
    days on market $270,990 Active 790 DOM
14. 2026-06-03
    days on market $270,990 Active 789 DOM
15. 2026-06-02
    days on market $270,990 Active 788 DOM
16. 2026-06-01
    days on market $270,990 Active 787 DOM
17. 2026-05-31
    days on market $270,990 Active 786 DOM
18. 2026-05-30
    days on market $270,990 Active 785 DOM
19. 2024-04-05
    listed $270,990 Active 236-char remark

    Show marketing remark (236 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

ⓘ 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: $26,420
• − Mortgage interest: −$19,007
• − Property taxes: −$5,090
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,871
• Taxable loss: −$13,472
• Est. tax savings @ 24.0%: +$3,233
• After-tax cash flow: $-4,035/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including landscaping, exterior and interior updates, and roof inspection. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown vegetation and poor landscaping need significant attention.
• Major Exterior Siding — Siding appears weathered and may need repainting or replacement.
• Major Exterior Roof — The roof appears aged and may need inspection and potential repair or replacement.
• Major Interior Walls and Paint — The condition of the interior walls and paint is unknown but likely in poor condition based on the exterior condition.
• Major Interior Flooring — The condition of the interior flooring is unknown but likely in poor condition based on the exterior condition.
• Major Interior Systems — The condition of the interior systems is unknown but likely in poor condition based on the exterior condition.

Value-add opportunities

• Both Landscaping and exterior maintenance — Improving the landscaping and exterior will enhance curb appeal and potentially increase both resale and rental value.
• Both Interior painting and updates — Updating the interior with fresh paint and minor updates will improve the home's appearance and potentially increase both resale and rental value.
• Both Roof inspection and repair — Ensuring the roof is in good condition will protect the home and potentially increase both resale and rental value.
• Both Exterior siding repair or replacement — Repairing or replacing the exterior siding will improve the home's appearance and potentially increase both resale and rental value.
• Both Interior flooring replacement — Replacing the interior flooring with a more modern and durable option will improve the home's appearance and potentially increase both resale and rental value.
• Both Interior systems repair or replacement — Repairing or replacing any necessary interior systems will improve the home's functionality and potentially increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and poor landscaping need significant attention.	Major	$15,000–50,000
Exterior Siding · Siding appears weathered and may need repainting or replacement.	Major	$15,000–50,000
Exterior Roof · The roof appears aged and may need inspection and potential repair or replacement.	Major	$15,000–50,000
Interior Walls and Paint · The condition of the interior walls and paint is unknown but likely in poor condition based on the exterior condition.	Major	$15,000–50,000
Interior Flooring · The condition of the interior flooring is unknown but likely in poor condition based on the exterior condition.	Major	$15,000–50,000
Interior Systems · The condition of the interior systems is unknown but likely in poor condition based on the exterior condition.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improving the landscaping and exterior will enhance curb appeal and potentially increase both resale and rental value. ↑
• Both Interior painting and updates — Updating the interior with fresh paint and minor updates will improve the home's appearance and potentially increase both resale and rental value. ↑
• Both Roof inspection and repair — Ensuring the roof is in good condition will protect the home and potentially increase both resale and rental value. ↑
• Both Exterior siding repair or replacement — Repairing or replacing the exterior siding will improve the home's appearance and potentially increase both resale and rental value. ↑
• Both Interior flooring replacement — Replacing the interior flooring with a more modern and durable option will improve the home's appearance and potentially increase both resale and rental value. ↑
• Both Interior systems repair or replacement — Repairing or replacing any necessary interior systems will improve the home's functionality and potentially increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

1 event — show timeline

• 2024-04-05 Listed $270,990 Zillow