40076 Nutall St · Hammond, LA 70454

$229,950

3 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 80 Days on market

Built 2008 0.46 ac lot $140/sqft · at area comps Est $227k · at est. $5/mo HOA

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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 +14.2/30.0
• ARV discount +6.9/15.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You'll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated "hammock" corner--perfect for unwinding. Located in an X flood zone.

Key facts

• Cozy breakfast nook
• Large soaking tub
• Separate shower

Tags

• CORNER LOT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COZY BREAKFAST NOOK
• LARGE SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $39 ($467/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (19.1% below list).
• Recommended offer: $186k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 526 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 31% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k 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 80 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,003 (19.1% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $226,995
• List price: $229,950
• Delta: 1.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22165 Fen St	0.13mi	3/2.0	1,644 (-0%)	2mo	$157,500	$96	92
40016 Sugarberry Dr	0.11mi	3/2.0	1,638 (-0%)	6mo	$245,000	$150	89
40063 Bur St	0.10mi	3/2.0	1,644 (-0%)	14mo	$225,000	$137	83
21499 Forrest Ln	0.51mi	4/2.0 (+1)	1,699 (+3%)	5mo	$189,900	$112	62
22101 Fletcher Rd	0.44mi	3/3.0	1,777 (+8%)	2mo	$306,900	$173	61
22287 Rachel Ln	0.38mi	3/2.0	1,487 (-10%)	7mo	$220,000	$148	60
41033 Evans Rd	0.41mi	3/2.0	1,468 (-11%)	17mo	$215,000	$146	49
40219 N Thibodeaux Rd	0.48mi	3/2.5	1,847 (+12%)	19mo	$200,000	$108	40

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-39,132
• Equity at exit: $34,286

10-year hold

• IRR: -14.3%
• Equity multiple: 0.26×
• Total profit: $-47,921
• Equity at exit: $19,882

Cash invested: $64,386 (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 70454

• Rents YoY: 0.7%
• Active inventory: 526
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$96
• HOA: −$5
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $39

Break-even live

Break-even rent $1,811

Max offer price $229,950

Occupancy floor 93%

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: $57,488
• Closing costs: $6,898
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22294 Fletcher Rd Ponchatoula, LA	3.0	2.0	1680	$2,300	$1.37	43d	1	0.35mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 40 events

1. 2026-06-19
   days on market $229,950 Active 80 DOM
2. 2026-06-18
   days on market $229,950 Active 79 DOM
3. 2026-06-17
   days on market $229,950 Active 78 DOM
4. 2026-06-16
   days on market $229,950 Active 77 DOM
5. 2026-06-15
   days on market $229,950 Active 76 DOM
6. 2026-06-14
   days on market $229,950 Active 74 DOM
7. 2026-06-13
   days on market $229,950 Active 73 DOM
8. 2026-06-10
   days on market $229,950 Active 71 DOM
9. 2026-06-09
   days on market $229,950 Active 70 DOM
10. 2026-06-08
    days on market $229,950 Active 69 DOM
11. 2026-06-07
    days on market $229,950 Active 68 DOM
12. 2026-06-05
    days on market $229,950 Active 65 DOM
13. 2026-06-03
    days on market $229,950 Active 64 DOM
14. 2026-06-02
    days on market $229,950 Active 63 DOM
15. 2026-06-01
    days on market $229,950 Active 62 DOM
16. 2026-05-31
    days on market $229,950 Active 61 DOM
17. 2026-05-30
    days on market $229,950 Active 60 DOM
18. 2026-05-14
    price $229,950 721-char remark

    Show marketing remark (734 chars)

    Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You’ll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated “hammock” corner—perfect for unwinding. Located in an X flood zone.

19. 2026-05-14
    price $229,950 734-char remark

    Show marketing remark (734 chars)

    Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You’ll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated “hammock” corner—perfect for unwinding. Located in an X flood zone.

20. 2026-04-30
    price $238,000 721-char remark

    Show marketing remark (734 chars)

    Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You’ll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated “hammock” corner—perfect for unwinding. Located in an X flood zone.

21. 2026-04-30
    price $238,000 734-char remark

    Show marketing remark (734 chars)

    Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You’ll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated “hammock” corner—perfect for unwinding. Located in an X flood zone.

22. 2026-03-31
    listed $240,000 Active 721-char remark

    Show marketing remark (734 chars)

    Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You’ll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated “hammock” corner—perfect for unwinding. Located in an X flood zone.

23. 2026-03-31
    listed $240,000 Active 734-char remark

    Show marketing remark (734 chars)

    Vacant and Move-In Ready! Step into this well-maintained 3-bedroom, 2-bath home in River Woods, perfectly positioned on a corner lot. The spacious open-concept living and dining areas create an inviting flow, ideal for everyday living and entertaining. The kitchen is equipped with granite countertops, stainless steel appliances, and a cozy breakfast nook. The primary suite offers a relaxing retreat with a large soaking tub, separate shower, and dual closets. You’ll appreciate the absence of carpet throughout the home for easy upkeep. Outside, enjoy a generous fenced backyard complete with a covered patio, storage shed, and a dedicated “hammock” corner—perfect for unwinding. Located in an X flood zone.

24. 2023-05-01
    soldstatus $235,000
25. 2023-04-28
    soldstatus $235,000 Closed
26. 2023-04-07
    historical Active Under Contract
27. 2023-03-23
    listed $235,000 Active
28. 2023-03-23
    listed $235,000
29. 2017-03-10
    soldstatus $145,000
30. 2017-03-08
    soldstatus $145,000 Sold
31. 2017-01-30
    status Under Contract
32. 2017-01-13
    price $152,000
33. 2016-12-07
    price $156,000
34. 2016-12-02
    status Active
35. 2016-11-29
    status Under Contract
36. 2016-09-13
    listed $160,100 Active
37. 2016-09-13
    listed $152,000
38. 2008-09-09
    soldstatus $146,700
39. 2008-06-06
    listed $146,700
40. 2008-06-06
    listed $146,700

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,320
• − Mortgage interest: −$12,881
• − Property taxes: −$1,486
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$60
• − Depreciation: −$6,689
• Taxable loss: −$3,517
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $1,311/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): 34,564
• Household income: $71,611
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 479.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 15% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -83.55%
• Current HPI: 129.6069
• Rent YoY: ▲ 0.66%
• 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

+56.7% since first listed

23 events — show timeline

• 2026-05-14 Price Changed $229,950 AcadianaMLS
• 2026-05-14 Price Changed $229,950 GSREIN
• 2026-04-30 Price Changed $238,000 AcadianaMLS
• 2026-04-30 Price Changed $238,000 GSREIN
• 2026-03-31 Listed $240,000 GSREIN
• 2026-03-31 Listed $240,000 AcadianaMLS
• 2023-05-01 Sold (Public Records) $235,000 Public Records
• 2023-04-28 Sold (MLS) $235,000 GSREIN
• 2023-04-07 Contingent — GSREIN
• 2023-03-23 Listed $235,000 AcadianaMLS
• 2023-03-23 Listed $235,000 GSREIN
• 2017-03-10 Sold (Public Records) $145,000 Public Records
• 2017-03-08 Sold (MLS) $145,000 GSREIN
• 2017-01-30 Pending — GSREIN
• 2017-01-13 Price Changed $152,000 GSREIN
• 2016-12-07 Price Changed $156,000 GSREIN
• 2016-12-02 Relisted — GSREIN
• 2016-11-29 Pending — GSREIN
• 2016-09-13 Listed $160,100 GSREIN
• 2016-09-13 Listed $152,000 AcadianaMLS
• 2008-09-09 Sold (MLS) $146,700 GSREIN
• 2008-06-06 Listed $146,700 GSREIN
• 2008-06-06 Listed $146,700 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,486 · +1.0% YoY. Source: county tax records.