St. John the Baptist Parish (LA) Investor Pulse Report (2025-Q4)

Investor ownership in St. John the Baptist Parish is modest, with landlords holding 113 single-family residential properties, which constitutes just 1.0% of the total 11,527 SFRs in the market.

The market is overwhelmingly characterized by small-scale, individual ownership. Individual landlords own 91 properties (80.5% of the portfolio), compared to just 24 properties (21.2%) owned by companies.

This individual dominance is also reflected in the entity count, where there are 117 individual landlords compared to only 25 company landlords, reinforcing the 'mom-and-pop' nature of the local rental market.

A significant financial characteristic of this market is the complete absence of leverage; 100% of the 113 investor-owned properties are held as cash assets, with zero properties financed.

The portfolio is heavily geared towards rental use, with 106 of the 113 properties (93.8%) actively rented, demonstrating a clear strategy of buy-and-hold for income rather than speculative flipping.

No acquisition price data for landlords was available for any timeframe, including Q4 2025, 2024, or the 2020-2023 period. This prevents any analysis of historical price appreciation or depreciation for investor purchases.

Similarly, there was no pricing data recorded for traditional homeowners in Q4. As a result, it is not possible to calculate any price gap or potential discount that investors may have received compared to other buyers.

The lack of data also means no comparison can be made between the purchasing prices of individual investors versus company investors, which would typically reveal differences in acquisition strategies.

Without pricing information, trends such as a widening or narrowing price gap between landlords and homeowners cannot be assessed for the St. John the Baptist Parish market.

The investor market in St. John the Baptist Parish was completely dormant in Q4 2025, with landlords making zero SFR purchases. This accounts for 0.0% of the total market activity for the quarter.

The lack of activity was universal across all investor sizes. Mom-and-pop landlords (1-10 properties) acquired zero properties, mirroring the inactivity of institutional investors (1000+ properties), who also made no purchases.

This freeze in acquisition activity means there were no new entrants into the landlord market, as the single-property tier recorded zero new entities and zero properties purchased.

The complete halt in purchasing suggests a period of market stabilization, a lack of available inventory meeting investor criteria, or broader economic factors influencing investment decisions in the region.

The ownership structure in St. John the Baptist Parish is overwhelmingly dominated by small-scale investors. Mom-and-pop landlords, who own between 1 and 10 properties, collectively hold 108 of the 113 investor properties, a commanding 95.6% share.

Single-property landlords are the bedrock of the market, with 95 separate entities owning one property each. This tier alone accounts for 84.1% of all investor-owned housing in the parish.

The middle-market is virtually nonexistent, with only one property held by an investor in the 21-50 property tier and no investors recorded in several other mid-size tiers.

Institutional investors (1,000+ properties) have a minimal presence, with just 2 properties representing a 1.8% market share. This dramatically contrasts with the dominance of small landlords and challenges any narrative of large-scale corporate ownership in the area.

No pricing data by tier was available, preventing an analysis of whether larger-scale investors pay more or less per property than their smaller counterparts.

Individual investors form the foundation of the landlord market across nearly all portfolio sizes. In the largest tier of single-property owners, individuals hold 83 properties (85.6%) compared to just 14 for companies.

The only point of parity occurs in the two-property tier, where ownership is evenly split with individuals and companies each holding 2 properties.

Unlike in larger markets, there is no crossover point where companies become the majority owners. Individuals maintain a dominant or equal position throughout the small-scale tiers that characterize the parish's investor landscape.

The largest concentration of company-owned properties is within the single-property tier, suggesting these are likely 14 distinct small businesses each owning a single rental home rather than one larger firm.

Due to a lack of pricing data, it's impossible to determine if a pricing advantage exists for either individual or company buyers within any given tier.

The vast majority of investor-owned properties in St. John the Baptist Parish are located in a single area. The 70068 zip code is home to 72 properties, representing 63.7% of the entire investor portfolio in the parish.

The second most active region, zip code 70084, contains a distant 24 properties, highlighting the intense geographic concentration of rental homes.

A key distinction exists between high-volume and high-penetration areas. While 70068 has the most properties, its investor ownership rate is a low 0.8%. In contrast, the 70090 zip code has the highest penetration rate at 2.0%, despite having only 5 investor-owned homes.

Other areas with relatively higher investor saturation include 70049 (1.6%) and 70076 (1.6%), though the absolute number of properties in these zip codes is small.

Overall, investor ownership rates are very low across the parish, with even the most concentrated market having a penetration rate of only 2.0%, suggesting minimal impact on the broader housing market.

No historical transaction data was recorded for landlords in St. John the Baptist Parish. This prevents any analysis of long-term buying and selling trends.

It is not possible to determine if landlords have historically been net buyers or net sellers, as buy/sell transaction counts for past quarters and years are unavailable.

Analysis of market liquidity, such as the percentage of transactions that occur between two landlords, cannot be performed due to the lack of historical data.

Furthermore, without buy and sell price data, it is impossible to assess implied profit margins or compare the acquisition costs versus disposition values over time.

Similarly, no specific transaction data exists for the institutional (1000+) tier, making it impossible to track their accumulation or divestment trends in the parish.

The fourth quarter of 2025 saw a complete halt in investor transactions in St. John the Baptist Parish. Landlords were involved in zero transactions, representing 0.0% of the total 0 transactions recorded in the market.

This inactivity was uniform across all investor sizes. The typically active mom-and-pop tiers (01-04) recorded zero transactions, as did the institutional tier (09).

As there were no purchases, analysis of average purchase price by tier is not possible. The market provided no data on pricing strategies for different investor sizes during this period.

Inter-landlord trading activity was also nonexistent. With no transactions occurring, the percentage of properties bought from other landlords was 0%.

This complete lack of transactional velocity suggests a frozen market in Q4, where investors were neither acquiring new properties nor divesting existing ones.