801 S Cypress St · Hammond, LA 70403

$152,000

3 bd · 2.0 ba · 1,534 sqft · Other public records · 56 Days on market

Built 1976 $99/sqft · 38% below area Est $213k · 29% under ↓ 1% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom home ideally located just minutes from downtown Hammond and Southeastern Louisiana University. Enjoy the convenience of nearby restaurants and shopping while still being tucked away on a quiet street. Step inside to find a spacious living area filled with natural light from a large window, creating a warm and inviting atmosphere. The home features no carpet throughout, offering both style and easy maintenance. Outside, you'll appreciate the covered carport and the peaceful surroundings--made for relaxing after a long day. With its prime location and comfortable layout, this home is a fantastic opportunity for anyone looking to enjoy all that Hammond has to offer.

Key facts

• Quiet street
• No carpet
• Covered carport

Tags

• NATURAL LIGHT
• NO CARPET
• COVERED CARPORT
• QUIET STREET
• PEACEFUL SURROUNDINGS

Property features AI

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Shingle roof
• Construction: Raised foundation; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 70 x 140

Interior

• Bedrooms: 4 total rooms (bedrooms included in total room count)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Water heater listed as energy-efficient feature
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $152k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 329 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 39% 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 $5k 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 56 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $152k implies a 97% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $212,840
• List price: $152,000
• Delta: -28.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-11,897
• Equity at exit: $22,664

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-5,246
• Equity at exit: $13,142

Cash invested: $42,560 (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 70403

• Home prices YoY: -34.1%
• Rents YoY: 0.3%
• Active inventory: 329
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$797
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$63
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $268

Break-even live

Break-even rent $1,328

Max offer price $152,000

Occupancy floor 79%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 E Park Ave Hammond, LA	3.0	2.0	1800	$1,700	$0.94	43d	1	0.24mi
402 S Cherry St Hammond, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	0.30mi
1002 S Pine St Hammond, LA	3.0	2.5	1324	$1,500	$1.13	43d	1	0.36mi
100 S Cypress St Hammond, LA	2.0	2.5	1100	$1,750	$1.59	43d	1	0.53mi
17019 E Louisiana Ave Hammond, LA	3.0	2.0	1723	$1,995	$1.16	43d	1	0.57mi
221 W Thomas St Unit A Hammond, LA	3.0	1.0	1400	$2,050	$1.46	43d	1	0.58mi
207 S Laurel St Unit B Hammond, LA	3.0	2.0	1100	$1,350	$1.23	43d	1	0.84mi
408 E Michigan St Hammond, LA	2.0	1.0	1222	$1,350	$1.10	43d	1	0.87mi
43215 Creek Cir #507 Hammond, LA	3.0	2.5	1663	$1,700	$1.02	43d	1	0.93mi
16218 E Minnesota Park Rd Unit 3B Hammond, LA	2.0	2.5	1095	$1,450	$1.32	43d	1	1.04mi
209 Dixie Dr Hammond, LA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.44mi

Listing history 33 events

1. 2026-06-19
   days on market $152,000 Active 56 DOM
2. 2026-06-18
   days on market $152,000 Active 55 DOM
3. 2026-06-17
   days on market $152,000 Active 54 DOM
4. 2026-06-16
   days on market $152,000 Active 53 DOM
5. 2026-06-15
   days on market $152,000 Active 52 DOM
6. 2026-06-14
   days on market $152,000 Active 50 DOM
7. 2026-06-13
   pricedays on market $152,000 Active 49 DOM
8. 2026-06-10
   days on market $160,000 Active 47 DOM
9. 2026-06-09
   days on market $160,000 Active 46 DOM
10. 2026-06-08
    days on market $160,000 Active 45 DOM
11. 2026-06-07
    days on market $160,000 Active 44 DOM
12. 2026-06-05
    days on market $160,000 Active 41 DOM
13. 2026-06-03
    days on market $160,000 Active 40 DOM
14. 2026-06-02
    days on market $160,000 Active 39 DOM
15. 2026-06-01
    days on market $160,000 Active 38 DOM
16. 2026-05-31
    days on market $160,000 Active 37 DOM
17. 2026-05-30
    days on market $160,000 Active 36 DOM
18. 2026-04-24
    listed $160,000 Active 723-char remark

    Show marketing remark (718 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home ideally located just minutes from downtown Hammond and Southeastern Louisiana University. Enjoy the convenience of nearby restaurants and shopping while still being tucked away on a quiet street. Step inside to find a spacious living area filled with natural light from a large window, creating a warm and inviting atmosphere. The home features no carpet throughout, offering both style and easy maintenance. Outside, you'll appreciate the covered carport and the peaceful surroundings--made for relaxing after a long day. With its prime location and comfortable layout, this home is a fantastic opportunity for anyone looking to enjoy all that Hammond has to offer.

19. 2026-04-24
    listed $160,000 Active 718-char remark

    Show marketing remark (718 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home ideally located just minutes from downtown Hammond and Southeastern Louisiana University. Enjoy the convenience of nearby restaurants and shopping while still being tucked away on a quiet street. Step inside to find a spacious living area filled with natural light from a large window, creating a warm and inviting atmosphere. The home features no carpet throughout, offering both style and easy maintenance. Outside, you'll appreciate the covered carport and the peaceful surroundings--made for relaxing after a long day. With its prime location and comfortable layout, this home is a fantastic opportunity for anyone looking to enjoy all that Hammond has to offer.

20. 2025-04-12
    historical $1,350
21. 2025-03-22
    listed $1,350
22. 2025-03-19
    historical $1,350
23. 2025-01-31
    listed $1,350
24. 2023-09-01
    historical $1,250
25. 2023-08-08
    listed $1,250
26. 2016-10-27
    soldstatus $77,000
27. 2016-10-26
    soldstatus $77,000 Sold

    Show marketing remark (87 chars)

    Investor property. .. Great location in Hammond. 3 bedroom 2 bath home with large yard.

28. 2016-09-26
    status Under Contract

    Show marketing remark (87 chars)

    Investor property. .. Great location in Hammond. 3 bedroom 2 bath home with large yard.

29. 2016-08-25
    price $79,500

    Show marketing remark (87 chars)

    Investor property. .. Great location in Hammond. 3 bedroom 2 bath home with large yard.

30. 2016-05-09
    listed $79,900 Active

    Show marketing remark (87 chars)

    Investor property. .. Great location in Hammond. 3 bedroom 2 bath home with large yard.

31. 2016-05-09
    listed $79,500

    Show marketing remark (87 chars)

    Investor property. .. Great location in Hammond. 3 bedroom 2 bath home with large yard.

32. 2006-12-21
    soldstatus $88,000
33. 2000-10-04
    soldstatus $154,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$78/yr (+$6/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 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: $20,003
• − Mortgage interest: −$8,514
• − Property taxes: −$758
• − Insurance: −$2,262
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,422
• Taxable income: $846
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $3,014/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

• Census place: Hammond, LA
• County: Tangipahoa Parish · 85,958 people
• City population: 51,394
• Metro: Hammond, LA
• Population (ZIP): 30,173
• Household income: $50,976
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1201.0

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 0.56)
• Race & ethnicity: White 55% Black 37% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 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: ▼ -66.04%
• Current HPI: 127.4535
• Rent YoY: ▲ 0.33%
• 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

-1.3% since first listed

18 events — show timeline

• 2026-06-12 Price Changed $152,000 AcadianaMLS
• 2026-06-12 Price Changed $152,000 GSREIN
• 2026-04-24 Listed $160,000 GSREIN
• 2026-04-24 Listed $160,000 AcadianaMLS
• 2025-04-12 Rental Removed $1,350 RENTEC
• 2025-03-22 Listed for Rent $1,350 RENTEC
• 2025-03-19 Rental Removed $1,350 GSREIN
• 2025-01-31 Listed for Rent $1,350 GSREIN
• 2023-09-01 Rental Removed $1,250 GSREIN
• 2023-08-08 Listed for Rent $1,250 GSREIN
• 2016-10-27 Sold (Public Records) $77,000 Public Records
• 2016-10-26 Sold (MLS) $77,000 GSREIN
• 2016-09-26 Pending — GSREIN
• 2016-08-25 Price Changed $79,500 GSREIN
• 2016-05-09 Listed $79,900 GSREIN
• 2016-05-09 Listed $79,500 AcadianaMLS
• 2006-12-21 Sold (Public Records) $88,000 Public Records
• 2000-10-04 Sold (Public Records) $154,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $758 · +0.5% YoY. Source: county tax records.