48431 Fox Hollow Blvd · Hammond, LA 70401

$184,900

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 75 Days on market

Built 2022 9,583 sqft lot $124/sqft · 25% below area Est $239k · 23% under $25/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home with approximately 1,455 living sq ft, located in an established neighborhood in Hammond. This property offers a functional layout with comfortable living space and a spacious yard. Conveniently situated near local shopping, dining, and major roadways for easy access to everyday essentials.

Key facts

• 9,583 sq ft lot
• Built 2022
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (9.2% below list).
• Recommended offer: $168k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.0% in Hammond — 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 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+, schools D.
• 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: Rents flat; 220 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).
• This rent runs 40% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 75 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,896 (9.2% 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 75 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.91% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $239,284
• List price: $184,900
• Delta: -22.73%
• 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
18092 Fox Hollow Loop	0.06mi	3/2.0	1,535 (+3%)	4mo	$215,000	$140	90
48432 Fox Hollow Blvd	0.03mi	3/2.0	1,524 (+2%)	12mo	$221,000	$145	86
48471 Fox Hollow Blvd	0.07mi	3/2.0	1,527 (+2%)	15mo	$220,000	$144	81
18381 Fox Hollow Loop	0.17mi	3/2.0	1,522 (+2%)	14mo	$233,000	$153	78
18335 Fox Hollow Loop	0.21mi	3/2.0	1,540 (+3%)	11mo	$208,000	$135	76
48447 Fox Hollow Blvd	0.03mi	3/2.0	1,300 (-13%)	6mo	$210,000	$162	71
18289 Fox Hollow Loop	0.22mi	3/2.0	1,455 (-3%)	18mo	$210,000	$144	70
18349 Fox Hollow Loop	0.20mi	3/2.0	1,300 (-13%)	2mo	$191,000	$147	68
18259 Fox Hollow Loop	0.20mi	3/2.0	1,675 (+12%)	4mo	$199,000	$119	67
18155 Briarwood Dr	0.34mi	3/2.0	1,653 (+10%)	1mo	$155,000	$94	66
48342 Fox Hollow Blvd	0.15mi	3/2.0	1,300 (-13%)	14mo	$218,000	$168	59
18195 Fox Hollow Loop	0.17mi	4/2.0 (+1)	1,711 (+14%)	16mo	$235,000	$137	50

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 · 0.06% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.33×
• Total profit: $-34,743
• Equity at exit: $27,569

10-year hold

• IRR: -21.0%
• Equity multiple: 0.06×
• Total profit: $-48,713
• Equity at exit: $15,987

Cash invested: $51,772 (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 70401

• Rents YoY: 0.1%
• Active inventory: 220
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-0

Break-even live

Break-even rent $1,679

Max offer price $184,867

Occupancy floor 95%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18301-0 Fox Hollow Loop Hammond, LA	4.0	3.0	1847	$2,500	$1.35	44d	1	0.22mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 38 events

1. 2026-06-19
   days on market $184,900 Active 75 DOM
2. 2026-06-18
   days on market $184,900 Active 74 DOM
3. 2026-06-17
   days on market $184,900 Active 73 DOM
4. 2026-06-16
   days on market $184,900 Active 72 DOM
5. 2026-06-15
   days on market $184,900 Active 71 DOM
6. 2026-06-14
   days on market $184,900 Active 69 DOM
7. 2026-06-13
   days on market $184,900 Active 68 DOM
8. 2026-06-10
   days on market $184,900 Active 66 DOM
9. 2026-06-09
   days on market $184,900 Active 65 DOM
10. 2026-06-08
    days on market $184,900 Active 64 DOM
11. 2026-06-07
    pricedays on market $184,900 Active 63 DOM
12. 2026-06-05
    days on market $199,900 Active 60 DOM
13. 2026-06-03
    days on market $199,900 Active 59 DOM
14. 2026-06-02
    days on market $199,900 Active 58 DOM
15. 2026-06-01
    days on market $199,900 Active 57 DOM
16. 2026-05-31
    days on market $199,900 Active 56 DOM
17. 2026-05-30
    days on market $199,900 Active 55 DOM
18. 2026-05-05
    price $199,900
19. 2026-05-05
    price $199,900
20. 2026-04-05
    listed $209,900 Active
21. 2026-04-05
    listed $209,900 Active
22. 2025-04-06
    historical $1,600
23. 2025-04-03
    price $1,600
24. 2025-03-27
    listed $1,800
25. 2024-08-29
    soldstatus $213,000
26. 2024-08-26
    soldstatus $213,000 Closed
27. 2024-08-10
    status Pending
28. 2024-06-26
    price $215,000
29. 2024-06-06
    price $220,000
30. 2024-03-13
    listed $215,000
31. 2024-03-13
    listed $225,000 Active
32. 2022-12-14
    historical
33. 2022-08-29
    price $210,000
34. 2022-08-15
    price $220,000
35. 2022-08-01
    price $230,000
36. 2022-07-22
    price $235,000
37. 2022-07-13
    listed $210,000
38. 2020-12-11
    soldstatus $1,920,346

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $20,148
• − Mortgage interest: −$10,357
• − Property taxes: −$1,556
• − Insurance: −$2,427
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$300
• − Depreciation: −$5,379
• Taxable loss: −$3,095
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $741/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

• County: Tangipahoa Parish · 85,958 people
• City population: 51,394
• Metro: Hammond, LA
• Population (ZIP): 21,221
• Household income: $50,653
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 1255.0

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 0.57)
• Race & ethnicity: White 54% Black 36% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -77.61%
• Current HPI: 136.1629
• Rent YoY: ▲ 0.06%
• 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

-89.6% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $199,900 AcadianaMLS
• 2026-05-05 Price Changed $199,900 GBRMLS
• 2026-04-05 Listed $209,900 GBRMLS
• 2026-04-05 Listed $209,900 AcadianaMLS
• 2025-04-06 Rental Removed $1,600 GBRMLS
• 2025-04-03 Price Changed $1,600 GBRMLS
• 2025-03-27 Listed for Rent $1,800 GBRMLS
• 2024-08-29 Sold (Public Records) $213,000 Public Records
• 2024-08-26 Sold (MLS) $213,000 GSREIN
• 2024-08-10 Pending — GSREIN
• 2024-06-26 Price Changed $215,000 GSREIN
• 2024-06-06 Price Changed $220,000 GSREIN
• 2024-03-13 Listed $225,000 GSREIN
• 2024-03-13 Listed $215,000 AcadianaMLS
• 2022-12-14 Rental Removed — GSREIN
• 2022-08-29 Price Changed $210,000 GSREIN
• 2022-08-15 Price Changed $220,000 GSREIN
• 2022-08-01 Price Changed $230,000 GSREIN
• 2022-07-22 Price Changed $235,000 GSREIN
• 2022-07-13 Listed $210,000 AcadianaMLS
• 2020-12-11 Sold (Public Records) $1,920,346 Public Records

Property tax history

+34.4%/yr

Latest (2025): $1,556 · +0.5% YoY. Source: county tax records.