Assumption Parish (LA) Investor Pulse Report (2025-Q4)

Investor presence in Assumption Parish is significant, with landlords owning 892 single-family residential properties, which constitutes 14.9% of the total 5,986 SFRs in the market.

Individual "mom-and-pop" investors are the foundation of the rental market here, owning 746 properties, or 83.6% of all investor-held SFRs, compared to just 155 properties (17.4%) held by companies.

This individual dominance extends to the entity level, where 845 individual landlords make up the vast majority of the 975 total investors operating in the parish.

A striking financial pattern emerges from the data: 810 investor properties are owned free and clear (cash), while only 82 are financed. This indicates a low-leverage, high-equity strategy among local investors.

The portfolio is overwhelmingly geared towards rentals, with 870 properties classified as rented, confirming the primary business model for investors in this market is providing long-term housing.

Investors in Assumption Parish consistently purchase properties at a significant discount compared to traditional homeowners. In Q4 2025, landlords paid an average of $177,100, which is 10.1% less than the $197,028 paid by homeowners.

This price advantage translates to a direct savings of $19,928 per property, showcasing a key strategic edge for investors in the market.

The landlord discount has shown extreme volatility throughout the year. It reached a staggering 57.6% ($93,842) in Q3 2025, compared to a more modest 11.8% ($21,690) in Q2, indicating fluctuating market conditions or deal types.

Despite the volatility, the pattern of landlords paying less than homeowners has held true for every quarter in 2025, solidifying this as a persistent market dynamic.

Comparing 2025 to previous years shows price appreciation, with the average 2025 purchase price of $145,782 for landlords up significantly from the 2024 average of $117,400.

Landlord purchasing activity constituted 12.1% of the total market in Q4 2025, with investors acquiring 4 of the 33 single-family homes sold.

The market's growth is exclusively driven by small-scale investors. All 4 properties acquired by landlords in Q4 were purchased by "mom-and-pop" operators in the single-property tier.

This quarter saw the entry of 5 new landlords into the Assumption Parish market, each purchasing their first investment property, signaling grassroots-level growth in the rental sector.

In a clear demonstration of market structure, institutional investors (1000+ properties) were completely inactive, making zero purchases in Q4.

The data reveals that the new supply of rental housing this quarter comes entirely from the smallest players, reinforcing the non-corporate, individual-driven nature of the local investor market.

The investor landscape in Assumption Parish is overwhelmingly dominated by small-scale landlords. "Mom-and-pop" investors (owning 1-10 properties) control 98.6% of all investor-owned SFRs.

First-time or single-property investors are the bedrock of the market, with the 1-property tier alone accounting for 718 properties, representing 78.0% of the entire investor portfolio.

The influence of large-scale investors is minimal. Mid-size landlords (11-1000 properties) collectively own just 1.0% of the inventory.

Challenging the narrative of corporate dominance, institutional investors with over 1,000 properties have a negligible footprint, owning only 4 properties, which is just 0.4% of the local investor market.

The ownership distribution is heavily skewed towards the smallest players, with the top four tiers (1-10 properties) collectively holding 907 of the 920 total investor-owned properties identified.

Individual investors maintain majority ownership across every small portfolio tier, reinforcing their foundational role in the Assumption Parish rental market.

In the entry-level single-property tier, individuals own 630 homes, an overwhelming 87.1% share compared to the 93 properties (12.9%) owned by companies.

While company ownership presence grows with portfolio size, it never surpasses individual control. The company share increases from 12.9% for single-property landlords to 31.2% for those owning 6-10 properties.

Even in the 6-10 property tier, the largest "mom-and-pop" segment, individuals still own more than two-thirds (68.8%) of the properties.

The data clearly shows that there is no crossover point within the small-to-mid-size investor segment where companies become the dominant owner type, highlighting a market driven by personal investment.

Investor ownership in Assumption Parish is highly concentrated in a few key areas. The zip code 70390 is the epicenter of activity, with 374 investor-owned properties, representing a significant 18.6% ownership rate.

The top three zip codes by property count—70390 (374 properties), 70339 (208 properties), and 70341 (163 properties)—together contain 745 properties, indicating where the vast majority of rental housing is located.

When measuring market penetration, zip code 70391 stands out with a 50.0% investor ownership rate, the highest in the parish, though it has a smaller total property count.

There is a distinction between areas with the highest count and the highest rate. While 70390 leads in volume, 70391 and 70341 (19.0%) show deeper market saturation by investors.

This geographic clustering suggests that investors are targeting specific neighborhoods or communities within the parish, creating pockets of high rental density.

The overall investor community in Assumption Parish is in an accumulation phase, consistently acting as net buyers. In 2025, landlords purchased 33 SFRs and sold only 11, resulting in a net gain of 22 properties for the rental market.

This pattern of net acquisition has been steady, with positive net acquisitions recorded in Q4 2025 (net +2), Q3 2025 (net +6), and Q2 2025 (net +5), signaling sustained confidence and growth.

The buy/sell ratio for all of 2025 stands at 3.0, meaning investors bought three properties for every one they sold, a strong indicator of market expansion.

Institutional investors (1000+ tier) exhibit a much different, more volatile behavior. After being net sellers in 2024 (selling one more property than they bought), they became marginal net buyers in 2025 with a net gain of just one property.

The contrast is clear: while small, local landlords are steadily growing their portfolios, the largest institutional players show negligible and wavering activity, reinforcing that market growth is a grassroots phenomenon.

In Q4 2025, landlord activity accounted for 11.1% of all SFR transactions in Assumption Parish, with investors participating in 5 of the 45 total sales.

The transaction market was entirely driven by the smallest investors. All 5 landlord transactions were conducted by entities in the "mom-and-pop" tiers, specifically those in the single-property category.

This highlights a complete absence of institutional buyers or sellers in the Q4 market, as the 1000+ property tier recorded zero transactions.

New single-property landlords paid an average of $177,100 for their acquisitions in the fourth quarter.

A degree of market churn is visible, as 20.0% of the properties purchased by these new landlords (1 of 5 transactions) were sourced from existing landlords, indicating some portfolio recycling among investors.