73078 Hookfin Rd · Kentwood, LA 70444

$44,900

4 bd · 2.0 ba · 2,880 sqft · SingleFamily public records · 115 Days on market

Built 1995 0.87 ac lot $16/sqft · 77% below area ↓ 31% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared .87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. >>Survey attached to the MLS..<<

Key facts

• Asphalt driveway
• Front and back porch
• Living room

Tags

• DOUBLE WIDE MOBILE HOME
• FRONT AND BACK PORCH
• ASPHALT DRIVEWAY
• SPLIT PLAN
• LIVING ROOM
• DEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.4% vs local median 2.7% 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.
• Zoned schools: Woodland Park Magnet (math 12% / reading 8%, grade F, #597 of 646 statewide, top 95%, 519 students, 88% FRL); Kentwood High Magnet School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 328 students, 89% FRL) — zoned schools average 89% FRL vs 73% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Tangipahoa Parish average; the district grade overstates school quality for this exact location.
• 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 $310 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.90% ✓
• Cap rate: 25.40%
• Cash-on-cash: 68.24%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (median comp): $137,541
• List price: $44,900
• Delta: -67.36%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 67.7%
• Equity multiple: 4.04×
• Total profit: $38,280
• Equity at exit: $6,695

10-year hold

• IRR: 71.8%
• Equity multiple: 8.32×
• Total profit: $92,054
• Equity at exit: $3,882

Cash invested: $12,572 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $715

Break-even live

Break-even rent $397

Max offer price $44,900

Occupancy floor 40%

Sensitivity live

Price	-10% $740	-5% $728	+0% $715	+5% $702	+10% $690
Rent	-10% $612	-5% $663	+0% $715	+5% $766	+10% $818
Rate	-1.0pp $738	-0.5pp $726	base $715	+0.5pp $703	+1.0pp $691

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $44,900 Active 115 DOM
2. 2026-06-19
   days on market $44,900 Active 113 DOM
3. 2026-06-18
   days on market $44,900 Active 112 DOM
4. 2026-06-17
   days on market $44,900 Active 111 DOM
5. 2026-06-16
   days on market $44,900 Active 110 DOM
6. 2026-06-15
   days on market $44,900 Active 109 DOM
7. 2026-06-14
   days on market $44,900 Active 107 DOM
8. 2026-06-13
   days on market $44,900 Active 106 DOM
9. 2026-06-10
   days on market $44,900 Active 104 DOM
10. 2026-06-09
    days on market $44,900 Active 103 DOM
11. 2026-06-08
    days on market $44,900 Active 102 DOM
12. 2026-06-07
    days on market $44,900 Active 101 DOM
13. 2026-06-05
    days on market $44,900 Active 98 DOM
14. 2026-06-03
    days on market $44,900 Active 97 DOM
15. 2026-06-02
    days on market $44,900 Active 96 DOM
16. 2026-06-01
    days on market $44,900 Active 95 DOM
17. 2026-05-31
    days on market $44,900 Active 94 DOM
18. 2026-05-30
    days on market $44,900 Active 93 DOM
19. 2026-04-30
    price $44,900 393-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

20. 2026-04-30
    price $44,900 396-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

21. 2026-04-22
    price $50,000 393-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

22. 2026-04-22
    price $50,000 396-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

23. 2026-03-23
    price $54,900 393-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

24. 2026-03-23
    price $54,900 396-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

25. 2026-02-26
    listed $64,900 Active 393-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

26. 2026-02-26
    listed $64,900 Active 396-char remark

    Show marketing remark (396 chars)

    1995 Redmen (27' x 76') Double Wide Mobile Home. Large 4 Bedroom - 2 Bath with Front and Back Porch. Located on Cleared . 87 Acre Lot with Asphalt Driveway. Split Plan with Living Room, Den, Dining Room, and Fireplace. Located just out of the City Limits of Kentwood with Easy Access to the interstate. With some TLC this home has lots of potential. &gt;&gt;Survey attached to the MLS. .&lt;&lt;

27. 1994-10-24
    soldstatus

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,624
• − Mortgage interest: −$2,515
• − Property taxes: −$714
• − Insurance: −$224
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,306
• Taxable income: $8,365
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $6,572/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

-30.8% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $44,900 AcadianaMLS
• 2026-04-30 Price Changed $44,900 GSREIN
• 2026-04-22 Price Changed $50,000 AcadianaMLS
• 2026-04-22 Price Changed $50,000 GSREIN
• 2026-03-23 Price Changed $54,900 AcadianaMLS
• 2026-03-23 Price Changed $54,900 GSREIN
• 2026-02-26 Listed $64,900 GSREIN
• 2026-02-26 Listed $64,900 AcadianaMLS
• 1994-10-24 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $714 · +0.5% YoY. Source: county tax records.