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

In Franklin Parish, real estate investors hold a significant 21.1% of the Single-Family Residential market, totaling 1,218 properties.

Individual 'mom-and-pop' investors are the backbone of this market, owning 951 properties, which constitutes a commanding 78.1% share of all investor-owned SFRs. In contrast, company-owned entities hold 279 properties, or 22.9%.

A defining characteristic of this market is its reliance on cash. An overwhelming 97.0% of investor-owned properties (1,182) are owned free and clear, with only 36 properties carrying financing. This indicates a low-leverage, high-equity investor base.

The investor portfolio is heavily geared towards generating rental income, with 1,127 properties (92.5%) actively rented and non-owner-occupied.

By entity count, the dominance of small investors is even more pronounced. There are 1,007 distinct landlords in the parish, of which 893 are individuals and 114 are companies, a ratio of nearly 8 to 1.

Analysis of acquisition pricing is not possible for Franklin Parish due to a complete absence of recorded purchase transactions in Q4 2025 for both landlords and traditional homeowners.

The lack of recent sales activity prevents any direct comparison of prices paid by investors versus those paid by owner-occupants.

No pricing trends can be established, as there were no landlord acquisitions recorded in Q3 2025, the full year of 2025, or the full year of 2024 to compare against.

This absence of data is itself a significant finding, pointing to a highly stable, low-turnover market where properties are rarely traded.

The historical data for the 2020-2023 period also reflects zero properties purchased by landlords, suggesting this low-liquidity environment has been a long-term characteristic of the market.

Landlords made no new acquisitions in Franklin Parish during Q4 2025, accounting for 0.0% of a market that saw zero total SFR purchases.

The lack of activity was universal across all investor types, with both small and large-scale landlords remaining on the sidelines.

Mom-and-pop landlords (1-10 properties) acquired zero properties, representing 0.0% of all landlord purchases for the quarter.

Similarly, institutional investors (1,000+ properties) also recorded zero purchases, reflecting the market's complete stagnation.

No new landlords entered the market in Q4 2025, as the single-property tier saw no new acquisitions.

The investor landscape in Franklin Parish is overwhelmingly dominated by small-scale, 'mom-and-pop' landlords. Those owning 1-10 properties (Tiers 01-04) collectively control 88.9% of all investor-owned SFRs.

First-time or single-property investors (Tier 01) form the largest segment, owning 814 properties, which accounts for 65.6% of the entire investor portfolio. This highlights the market's reliance on grassroots investment.

Mid-size landlords (11-1000 properties) hold a combined 11.1% of the properties, indicating a steep drop-off in portfolio size after the initial tiers.

The presence of institutional capital is virtually nonexistent. Investors in the 1,000+ property tier (Tier 09) own just a single property, representing a mere 0.1% of the market share.

Due to the lack of recent transaction data, it is not possible to analyze how acquisition prices vary by tier or if ownership distribution has changed over time.

Individual investors form the vast majority of ownership in smaller portfolios, holding 90.8% of single-property (Tier 01) and 89.3% of two-property (Tier 02) portfolios.

The balance of ownership begins to shift in the small landlord tiers. In the 6-10 property range, ownership is split evenly, with both individuals and companies holding 50.0% of the properties.

The clear crossover point where companies become the majority owners occurs in the 11-20 property tier. In this segment, companies own 35 properties (61.4%), while individuals own 22 properties (38.6%).

This pattern indicates that while individuals are the primary drivers of market entry, scaling a portfolio beyond 10 properties in Franklin Parish is more commonly done under a corporate structure.

Pricing analysis between individual and company buyers is unavailable due to the absence of transactional data across all tiers.

The highest absolute number of investor-owned properties in Franklin Parish is found in the 71219 zip code, which contains 37 landlord-owned homes.

Other areas with a notable volume of investor properties include 71232 with 30 properties and 71243 with 9 properties.

However, when measured by ownership rate, a different picture emerges. The 71378 zip code has the highest concentration of investors, where 33.4% of all SFRs are landlord-owned.

High investor penetration is also seen in 71336 (27.1% ownership rate) and 71295 (19.4% ownership rate), indicating these are significant rental submarkets relative to their size.

The distinction between top regions by count versus by percentage suggests that investor strategy varies across the parish, targeting both larger housing markets and smaller, rental-dense communities.

The historical transaction data for Franklin Parish is empty, indicating an extremely low-turnover market or gaps in data collection for this area.

It is not possible to determine if landlords have been net buyers or net sellers, as no buy or sell transaction counts are available for any recorded timeframe (Q4 2025, Q3 2025, etc.).

Analysis of inter-landlord activity cannot be performed. The data does not show what percentage of transactions occurred between landlords.

Similarly, institutional investor (1,000+ tier) transaction patterns cannot be assessed, as their historical transaction data is also unavailable.

Without buy and sell prices, calculating implied margins or tracking price trends over time is not feasible. The absence of this data strongly reinforces the narrative of a static, buy-and-hold investor market.

The fourth quarter of 2025 saw no transactional activity involving landlords in Franklin Parish, resulting in a 0.0% market share of a total transaction volume of zero.

Activity was nonexistent across all investor sizes, from single-property landlords to the largest institutional tiers.

Because no properties were transacted, there is no average purchase price data available to compare pricing strategies between different tiers.

No inter-landlord trading occurred during the quarter, as the number of properties bought from other landlords was zero across the board.

The complete halt in transactions in Q4 aligns with historical data, portraying Franklin Parish as a market characterized by long-term holds rather than frequent trading.