48205 Laura Rogers Rd · Natalbany, LA 70466

$145,000

2 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 50 Days on market

Built 1982 1.00 ac lot $135/sqft · 14% below area Est $176k · 17% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +6.8/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

Key facts

• Large windows
• Sliding glass doors
• Natural light

Tags

• BRICK HOME
• SPACIOUS LOT
• NATURAL LIGHT
• LARGE WINDOWS
• DINING AREA
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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 $6k of equity ($1k loan paydown + $5k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y 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.
• Current owner paid $92k; list at $145k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $175,700
• List price: $145,000
• Delta: -17.47%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13217 Miley Niquiporo Ln	0.45mi	3/2.0 (+1)	1,200 (+12%)	14mo	$91,000	$76	39

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: 14.8%
• Equity multiple: 1.87×
• Total profit: $35,430
• Equity at exit: $70,479

10-year hold

• IRR: 16.1%
• Equity multiple: 3.51×
• Total profit: $101,920
• Equity at exit: $112,915

Cash invested: $40,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $204

Break-even live

Break-even rent $1,200

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $145,000 Active 50 DOM
2. 2026-06-18
   days on market $145,000 Active 49 DOM
3. 2026-06-17
   days on market $145,000 Active 48 DOM
4. 2026-06-16
   days on market $145,000 Active 47 DOM
5. 2026-06-15
   days on market $145,000 Active 46 DOM
6. 2026-06-14
   days on market $145,000 Active 44 DOM
7. 2026-06-13
   days on market $145,000 Active 43 DOM
8. 2026-06-10
   days on market $145,000 Active 41 DOM
9. 2026-06-09
   days on market $145,000 Active 40 DOM
10. 2026-06-08
    days on market $145,000 Active 39 DOM
11. 2026-06-07
    days on market $145,000 Active 38 DOM
12. 2026-06-05
    days on market $145,000 Active 35 DOM
13. 2026-06-03
    days on market $145,000 Active 34 DOM
14. 2026-06-02
    days on market $145,000 Active 33 DOM
15. 2026-06-01
    days on market $145,000 Active 32 DOM
16. 2026-05-31
    days on market $145,000 Active 31 DOM
17. 2026-05-30
    days on market $145,000 Active 30 DOM
18. 2026-05-14
    status Active 1232-char remark

    Show marketing remark (1232 chars)

    Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

19. 2026-05-14
    status Active 1232-char remark

    Show marketing remark (1232 chars)

    Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

20. 2026-04-29
    status Pending 1232-char remark

    Show marketing remark (1232 chars)

    Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

21. 2026-04-28
    status Pending 1232-char remark

    Show marketing remark (1232 chars)

    Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

22. 2026-04-14
    listed $145,000 Active 1232-char remark

    Show marketing remark (1232 chars)

    Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

23. 2026-04-14
    listed $145,000 Active 1232-char remark

    Show marketing remark (1232 chars)

    Charming brick home on a spacious 1-acre lot offering peaceful surroundings and plenty of room to enjoy! This inviting 2-bedroom, 1-bath home features a comfortable layout with a blend of wood-look flooring and carpet, neutral tones, and abundant natural light throughout. The living area feels warm and welcoming with large windows, ceiling fan, and an easy flow into the dining space. The dining area sits just off the kitchen and opens to the backyard through sliding glass doors, creating a seamless connection for everyday living and entertaining. The kitchen offers ample cabinet storage, laminate countertops, and a convenient breakfast bar for casual seating. The primary bedroom is generously sized with wood flooring, soft natural light, and a ceiling fan, while the secondary bedroom provides a cozy retreat with carpet and great window placement. The full bath includes a large vanity mirror, tub and shower combination. A dedicated laundry room adds everyday convenience. Step outside to enjoy the covered patio and expansive backyard shaded by trees for relaxing, gardening, or entertaining. A carport provides covered parking, and the wide-open space offers endless possibilities. Schedule your private showing today!

24. 2008-11-24
    soldstatus $92,300
25. 2008-11-21
    soldstatus $92,300
26. 2008-09-19
    listed $89,900
27. 2008-09-19
    listed $89,900
28. 2005-11-04
    soldstatus $79,900
29. 2005-10-27
    soldstatus $79,900
30. 2005-08-18
    listed $79,900
31. 2005-08-18
    listed $79,900
32. 2003-05-27
    soldstatus $62,000
33. 2003-05-23
    soldstatus $62,000
34. 2003-01-16
    listed $62,500
35. 2003-01-16
    listed $62,500
36. 2000-12-18
    soldstatus $46,000
37. 2000-08-27
    listed $61,500
38. 2000-08-27
    listed $61,500

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$71/yr (+$6/mo · 9.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $17,500
• − Mortgage interest: −$8,122
• − Property taxes: −$727
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,218
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,425/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

• City population: 73
• 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

+135.8% since first listed

21 events — show timeline

• 2026-05-14 Relisted — AcadianaMLS
• 2026-05-14 Relisted — GSREIN
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-28 Pending — GSREIN
• 2026-04-14 Listed $145,000 GSREIN
• 2026-04-14 Listed $145,000 AcadianaMLS
• 2008-11-24 Sold (Public Records) $92,300 Public Records
• 2008-11-21 Sold (MLS) $92,300 GSREIN
• 2008-09-19 Listed $89,900 AcadianaMLS
• 2008-09-19 Listed $89,900 GSREIN
• 2005-11-04 Sold (Public Records) $79,900 Public Records
• 2005-10-27 Sold (MLS) $79,900 GSREIN
• 2005-08-18 Listed $79,900 AcadianaMLS
• 2005-08-18 Listed $79,900 GSREIN
• 2003-05-27 Sold (Public Records) $62,000 Public Records
• 2003-05-23 Sold (MLS) $62,000 GSREIN
• 2003-01-16 Listed $62,500 GSREIN
• 2003-01-16 Listed $62,500 AcadianaMLS
• 2000-12-18 Sold (MLS) $46,000 GSREIN
• 2000-08-27 Listed $61,500 GSREIN
• 2000-08-27 Listed $61,500 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $727 · +0.5% YoY. Source: county tax records.