23093 Serengeti Dr · Hammond, LA 70455

$216,010

3 bd · 2.0 ba · 1,363 sqft · SingleFamily · 49 Days on market

Built 2026 8,276 sqft lot $158/sqft · 8% below area Est $235k · 8% under $35/mo HOA · 2% of rent

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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).

• ARV discount +11.2/15.0
• Cash flow +7.6/30.0
• Appreciation +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in the Savannahs community built by DSLD HOMES! The WENDELL IV G has an open floor plan with 3 bedrooms and 2 full bathrooms. This NEW home includes upgraded quartz counters, undermount cabinet lighting, hardware for cabinets and more. Special plan features: undermount single bowl kitchen sink, vinyl plank floors in living room and all wet areas, 2 walk-in closets in primary bedroom, smart connect Wi-Fi thermostat, ceiling fans in the living room and primary bedroom, LED lighting throughout, smoke detectors, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, covered patio and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!

Key facts

• Open floor plan
• Quartz counters
• Walk-in closets

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERS
• UNDERMOUNT CABINET LIGHTING
• VINYL PLANK FLOORS
• WALK-IN CLOSETS
• SMART CONNECT WI-FI THERMOSTAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (25.9% below list).
• Recommended offer: $160k (25.9% 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: Champ Cooper Elementary School (math 18% / reading 41%, grade F, #333 of 646 statewide, top 54%, 1,126 students, 57% FRL); Hammond High Magnet School (math 19% / reading 28%, grade F, #167 of 265 statewide, top 63%, 1,750 students, 64% FRL).
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.2% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $160,000 (25.9% 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 49 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.3

CMA / ARV

• ARV (median comp): $235,299
• List price: $216,010
• Delta: -8.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23093 Serengeti Dr	0.00mi	3/2.0	1,363 (0%)	0mo	$216,010	$158	100
23023 Savannahwood Dr	0.10mi	3/2.0	1,343 (-2%)	3mo	$214,900	$160	90
47594 Cathy Ln	0.52mi	3/2.0	1,369 (+0%)	11mo	$220,000	$161	66
23015 Mills Blvd	0.34mi	3/2.0	1,258 (-8%)	12mo	$200,000	$159	61
47715 Cathy Ln	0.60mi	3/2.0	1,472 (+8%)	10mo	$220,000	$149	50
47488 Cathy Ln	0.48mi	4/2.0 (+1)	1,562 (+15%)	1mo	$220,000	$141	48
47602 Cathy Ln	0.53mi	4/2.0 (+1)	1,539 (+13%)	2mo	$235,000	$153	47
47633 Cathy Ln	0.51mi	3/2.0	1,508 (+11%)	16mo	$220,000	$146	46
47612 Cathy Ln	0.54mi	3/2.0	1,530 (+12%)	15mo	$215,000	$141	42
47417 Myra Cv	0.68mi	3/2.0	1,510 (+11%)	10mo	$219,500	$145	42
47385 Myra Cv	0.73mi	4/2.0 (+1)	1,562 (+15%)	4mo	$235,000	$150	33
47389 Myra Cv	0.73mi	4/2.0 (+1)	1,561 (+14%)	16mo	$215,000	$138	24

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

Projected returns pro-forma

3.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.19×
• Total profit: $11,717
• Equity at exit: $99,735

10-year hold

• IRR: 6.6%
• Equity multiple: 2.03×
• Total profit: $62,341
• Equity at exit: $155,762

Cash invested: $60,483 (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 70455

• Home prices YoY: 2.0%
• Active inventory: 86
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,133
• Tax est. 1.5%: −$270 /mo · $3,240/yr
• Insurance: −$90
• HOA: −$35
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-264

Break-even live

Break-even rent $1,934

Max offer price $177,838

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-189	+0% $-264	+5% $-338	+10% $-413
Rent	-10% $-390	-5% $-327	+0% $-264	+5% $-201	+10% $-137
Rate	-1.0pp $-155	-0.5pp $-209	base $-264	+0.5pp $-320	+1.0pp $-377

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: $54,002
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47376-0 Johns Cv Robert, LA	3.0	2.0	1508	$1,600	$1.06	45d	1	0.66mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: internetlandscaping

Listing history 4 events

1. 2026-05-12
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in the Savannahs community built by DSLD HOMES! The WENDELL IV G has an open floor plan with 3 bedrooms and 2 full bathrooms. This NEW home includes upgraded quartz counters, undermount cabinet lighting, hardware for cabinets and more. Special plan features: undermount single bowl kitchen sink, vinyl plank floors in living room and all wet areas, 2 walk-in closets in primary bedroom, smart connect Wi-Fi thermostat, ceiling fans in the living room and primary bedroom, LED lighting throughout, smoke detectors, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, covered patio and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!

2. 2026-05-12
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in the Savannahs community built by DSLD HOMES! The WENDELL IV G has an open floor plan with 3 bedrooms and 2 full bathrooms. This NEW home includes upgraded quartz counters, undermount cabinet lighting, hardware for cabinets and more. Special plan features: undermount single bowl kitchen sink, vinyl plank floors in living room and all wet areas, 2 walk-in closets in primary bedroom, smart connect Wi-Fi thermostat, ceiling fans in the living room and primary bedroom, LED lighting throughout, smoke detectors, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, covered patio and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!

3. 2026-03-24
   listed $216,010 Active 908-char remark

   Show marketing remark (908 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in the Savannahs community built by DSLD HOMES! The WENDELL IV G has an open floor plan with 3 bedrooms and 2 full bathrooms. This NEW home includes upgraded quartz counters, undermount cabinet lighting, hardware for cabinets and more. Special plan features: undermount single bowl kitchen sink, vinyl plank floors in living room and all wet areas, 2 walk-in closets in primary bedroom, smart connect Wi-Fi thermostat, ceiling fans in the living room and primary bedroom, LED lighting throughout, smoke detectors, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, covered patio and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!

4. 2026-03-24
   listed $216,010 Active 908-char remark

   Show marketing remark (908 chars)

   Awesome builder rate + FREE front gutters OR window blinds(restrictions apply)! Brand NEW Construction in the Savannahs community built by DSLD HOMES! The WENDELL IV G has an open floor plan with 3 bedrooms and 2 full bathrooms. This NEW home includes upgraded quartz counters, undermount cabinet lighting, hardware for cabinets and more. Special plan features: undermount single bowl kitchen sink, vinyl plank floors in living room and all wet areas, 2 walk-in closets in primary bedroom, smart connect Wi-Fi thermostat, ceiling fans in the living room and primary bedroom, LED lighting throughout, smoke detectors, post tension slab, automatic garage door with two remotes, fully sodded yard with seasonal landscaping, architectural 30-year shingles, flood lights, covered patio and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, radiant barrier roof decking and more!

ⓘ 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: $19,200
• − Mortgage interest: −$12,100
• − Property taxes: −$3,240
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$420
• − Depreciation: −$6,284
• Taxable loss: −$6,996
• Est. tax savings @ 24.0%: +$1,679
• After-tax cash flow: $-1,487/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

• City population: 51,394
• Population (ZIP): 2,456

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 (80%)
• Race & ethnicity: White 80% Asian 19%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 14% · Philippines, Canada
• Languages at home: 83% English-only · Other Asian/Pacific 17%

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: ▲ 3.21%
• Current HPI: 166.5078
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — GSREIN
• 2026-05-12 Pending — AcadianaMLS
• 2026-03-24 Listed $216,010 AcadianaMLS
• 2026-03-24 Listed $216,010 GSREIN