74118 N Westmoreland Rd · Kentwood, LA 70444

$100,000

4 bd · 1.0 ba · 800 sqft · SingleFamily public records · 45 Days on market

Built 1985 1.00 ac lot $125/sqft · 44% above area Est $87k · 15% over

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Why this score? — see what drove the D+ 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 1-bathroom raised home situated on approximately 1 acre, offering a blend of rural charm and functional space. The property includes a barn, providing opportunities for storage, hobbies, or agricultural use. The home features room for customization and improvement. This property is being sold in its current condition and presents an opportunity for buyers seeking a renovation project. Due to condition, the property may not meet requirements for FHA, VA, or USDA (RD) financing. Buyers are encouraged to verify all details and suitability for their intended use. With its acreage, existing structures, and potential for updates, this property offers flexibility for a variety of residential or investment purposes.

Key facts

• Acreage
• Barn
• Raised home

Tags

• RAISED HOME
• BARN
• ACREAGE
• EXISTING STRUCTURES

Property features AI

Exterior

• Parking: Driveway; One parking space
• Utilities: Public water; Septic tank
• Home design: Single-story; Raised foundation; Vinyl siding; Metal roof; Outside city limits; Rectangular lot; Lot dimensions approximately 295 x 138 (1 acre)
• Construction: Built with vinyl siding; Metal roof; Raised foundation
• Exterior features: Permeable paving; Concrete patio/porch; Barn(s)

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling; Ductless heating and cooling; Wall furnace; Window unit(s); Wall unit(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.9% in Kentwood — 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 68/100 on livability (#93 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: 61 active listings in the ZIP; 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 $691 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 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $28k; list at $100k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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?
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: 1.01% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $86,613
• List price: $100,000
• Delta: 15.46%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,213
• Equity at exit: $14,910

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $13,801
• Equity at exit: $8,646

Cash invested: $28,000 (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 70444

• Home prices YoY: -32.0%
• Active inventory: 61
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $205

Break-even live

Break-even rent $748

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $261	-5% $233	+0% $205	+5% $176	+10% $148
Rent	-10% $125	-5% $165	+0% $205	+5% $244	+10% $284
Rate	-1.0pp $255	-0.5pp $230	base $205	+0.5pp $179	+1.0pp $152

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $100,000 Active 45 DOM
2. 2026-06-18
   days on market $100,000 Active 44 DOM
3. 2026-06-17
   days on market $100,000 Active 43 DOM
4. 2026-06-16
   days on market $100,000 Active 42 DOM
5. 2026-06-15
   days on market $100,000 Active 41 DOM
6. 2026-06-14
   days on market $100,000 Active 39 DOM
7. 2026-06-13
   days on market $100,000 Active 38 DOM
8. 2026-06-10
   days on market $100,000 Active 36 DOM
9. 2026-06-09
   days on market $100,000 Active 35 DOM
10. 2026-06-08
    days on market $100,000 Active 34 DOM
11. 2026-06-07
    days on market $100,000 Active 33 DOM
12. 2026-06-05
    days on market $100,000 Active 30 DOM
13. 2026-06-03
    days on market $100,000 Active 29 DOM
14. 2026-06-02
    days on market $100,000 Active 28 DOM
15. 2026-06-01
    days on market $100,000 Active 27 DOM
16. 2026-05-31
    days on market $100,000 Active 26 DOM
17. 2026-05-30
    days on market $100,000 Active 25 DOM
18. 2026-05-02
    listed $100,000 Active 737-char remark

    Show marketing remark (737 chars)

    Spacious 4-bedroom, 1-bathroom raised home situated on approximately 1 acre, offering a blend of rural charm and functional space. The property includes a barn, providing opportunities for storage, hobbies, or agricultural use. The home features room for customization and improvement. This property is being sold in its current condition and presents an opportunity for buyers seeking a renovation project. Due to condition, the property may not meet requirements for FHA, VA, or USDA (RD) financing. Buyers are encouraged to verify all details and suitability for their intended use. With its acreage, existing structures, and potential for updates, this property offers flexibility for a variety of residential or investment purposes.

19. 2026-05-02
    listed $100,000 Active 737-char remark

    Show marketing remark (737 chars)

    Spacious 4-bedroom, 1-bathroom raised home situated on approximately 1 acre, offering a blend of rural charm and functional space. The property includes a barn, providing opportunities for storage, hobbies, or agricultural use. The home features room for customization and improvement. This property is being sold in its current condition and presents an opportunity for buyers seeking a renovation project. Due to condition, the property may not meet requirements for FHA, VA, or USDA (RD) financing. Buyers are encouraged to verify all details and suitability for their intended use. With its acreage, existing structures, and potential for updates, this property offers flexibility for a variety of residential or investment purposes.

20. 2009-11-17
    listed $59,900
21. 2009-11-17
    listed $59,900
22. 1997-01-23
    soldstatus $28,000

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$255/yr (+$21/mo · 86.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $12,081
• − Mortgage interest: −$5,602
• − Property taxes: −$295
• − Insurance: −$500
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,909
• Taxable income: $843
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,254/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 — Kentwood

• Score: 68/100
• State rank: #93
• US rank: #9776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,307

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: Majority White (59%)
• Race & ethnicity: White 59% Black 35% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -49.44%
• Current HPI: 104.843
• 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

+257.1% since first listed

5 events — show timeline

• 2026-05-02 Listed $100,000 AcadianaMLS
• 2026-05-02 Listed $100,000 GSREIN
• 2009-11-17 Listed $59,900 GSREIN
• 2009-11-17 Listed $59,900 AcadianaMLS
• 1997-01-23 Sold (Public Records) $28,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $295 · +0.5% YoY. Source: county tax records.