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

In Plaquemines Parish, investors hold a significant 12.5% share of the Single-Family Residential market, totaling 612 properties out of 4,895.

Individual, or 'mom-and-pop', investors are the primary force in the market, owning 429 properties, which constitutes a 70.1% majority of the investor-owned housing stock. Company investors hold the remaining 187 properties (30.6%).

This market shows a strong preference for un-leveraged assets, with cash purchases accounting for 547 properties, nearly 8.5 times the number of financed properties (65). This indicates a financially conservative or cash-heavy investor base.

The portfolio is clearly investment-focused, with 584 properties identified as rented, underscoring the role these properties play in the local rental supply.

The ownership structure is granular, with 672 distinct landlord entities in total. The count is heavily skewed towards individuals, with 510 individual landlords outnumbering the 162 company landlords by more than a 3-to-1 margin.

Investor acquisition activity in Plaquemines Parish came to a complete stop in Q4 2025, with zero properties purchased by this group.

This halt in activity follows a period of aggressive deal-making. In Q3 2025, landlords paid an average of $308,333, representing a 17.9% discount, or $67,044 less than traditional homeowners who paid $375,377.

The most significant discount occurred in Q2 2025, when landlords acquired properties for $346,932 on average, a 24.4% discount ($112,140) compared to the homeowner average of $459,072.

An outlier event in Q1 2025 saw landlords pay a 77.8% premium ($700,000 vs. $393,756), a reversal of the typical trend likely driven by a unique, high-value acquisition rather than a market-wide pattern.

Looking at broader trends, the average investor acquisition price during the 2020-2023 period was $233,782, indicating significant price appreciation in the market leading into 2025 before activity stalled.

In a clear signal of a market pause, landlords made zero SFR purchases in Plaquemines Parish during Q4 2025, capturing 0% of the 14 total sales in the quarter.

This inactivity was universal across all investor sizes. Mom-and-pop landlords (1-10 properties), who form the backbone of the local market, acquired no properties, accounting for 0% of landlord purchases.

Similarly, institutional investors (1,000+ properties), who have a negligible presence in the parish, also made no acquisitions.

The lack of purchasing activity from the single-property (Tier 01) category indicates that no new landlords entered the Plaquemines Parish market in Q4 2025.

This complete cessation of investor buying starkly contrasts with previous quarters and years, suggesting a significant shift in investor sentiment or market conditions at the end of 2025.

The investor landscape in Plaquemines Parish is completely dominated by small-scale operators. Mom-and-pop landlords (owning 1-10 properties) control 99.7% of all investor-owned SFRs.

First-time or single-property landlords are the single largest group, holding 476 properties, which represents a commanding 74.1% of the entire investor portfolio.

The next largest tiers are small landlords with 3-5 properties (95 properties, 14.8% share) and two-property owners (44 properties, 6.9% share), further cementing the market's reliance on small investors.

Mid-size landlords (11-1,000 properties) have a nearly non-existent footprint, with only two landlords in the 11-50 property range owning one property each.

There is absolutely no institutional investor (1,000+ properties) ownership in Plaquemines Parish, with their market share standing at 0.0%. This market operates entirely outside the sphere of large corporate landlords.

While individual investors dominate the overall market, a clear strategic shift to corporate ownership occurs as portfolios grow. In the 6-10 property tier, companies own 20 of the 25 properties, an 80.0% controlling share.

This tier represents the clear crossover point. Below this threshold, individual ownership is the norm. Individuals own 71.2% of single-property portfolios (342 properties), 77.3% of two-property portfolios (34 properties), and 82.1% of 3-5 property portfolios (78 properties).

The data suggests that as local investors scale their operations beyond five properties, they overwhelmingly choose to incorporate for liability or financial reasons.

Even with a corporate structure, the investors in the 6-10 property tier still fall within the 'mom-and-pop' definition, indicating a market of sophisticated local operators rather than large outside firms.

For the largest portfolios in the parish (11-50 properties), the ownership is split, but the sample size is too small to be statistically significant.

Investor ownership in Plaquemines Parish is highly concentrated in specific zip codes. The 70037 area contains the highest volume of investor-owned SFRs, with 421 properties, though this represents a modest 10.3% of that area's housing stock.

The most heavily saturated market is the 70091 zip code, where an astonishing 61.0% of all SFR properties are investor-owned, indicating a market dominated by rental housing.

Other hotspots for investor ownership include 70041, with a 21.0% ownership rate (49 properties), and 70040, with a 17.6% rate (45 properties).

This data reveals a key distinction between total volume and market saturation. While 70037 is the largest hub for investors by count, smaller areas like 70091 are where investors have the most significant proportional impact on the local housing market.

The concentration suggests that investors target specific communities, likely based on factors like rental demand, property values, and local regulations.

Historically, landlords in Plaquemines Parish have been in a strong accumulation phase. In 2024, they acted as decisive net buyers, purchasing 44 SFRs while selling only 10, resulting in a net gain of 34 properties and a 4.4x buy-to-sell ratio.

This aggressive buying posture continued through the first three quarters of 2025, with 24 properties purchased against only 6 sold, maintaining a high 4.0x buy-to-sell ratio and a net gain of 18 properties.

The market demonstrated consistent net acquisition behavior quarter-over-quarter before the recent halt. In Q2 2025, landlords bought 17 properties and sold just 2, and in Q3 they bought 5 and sold 1.

Institutional transaction activity is virtually nonexistent, reflecting their lack of ownership in the parish. In 2024, the 1000+ tier made only two purchases and one sale, having a negligible impact on market dynamics.

The consistent net buying over the past two years makes the sudden stop in Q4 2025 a particularly noteworthy event, signaling a sharp reversal of a long-standing trend.

The final quarter of 2025 saw a complete freeze in landlord transaction activity in Plaquemines Parish. Investors were involved in 0 of the 19 total SFR transactions, for a market share of 0%.

This inactivity spanned all investor sizes, with mom-and-pop landlords (Tiers 01-04) recording zero transactions during the period.

No properties were purchased by any tier, resulting in an average purchase price of $0 across the board and indicating no new capital was deployed by investors.

The market also saw a lack of internal churn, with zero recorded instances of properties being bought from other landlords. This suggests that existing landlords were holding their assets and no new investors were buying in.

The Q4 transaction data paints a picture of a market in a holding pattern, with both new acquisitions and portfolio adjustments by investors coming to a complete standstill.