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

In Catahoula Parish, investors hold a significant 21.9% of the single-family residential market, owning 587 out of 2,683 total SFR properties.

The ownership structure is heavily skewed towards small, individual investors. Individuals own 397 properties, constituting 67.6% of the investor portfolio, while companies own the remaining 191 properties (32.5%).

This individual dominance is also reflected in the entity count, where 479 individual landlords operate compared to 172 companies, reinforcing the 'mom-and-pop' character of the local rental market.

A striking financial characteristic of this market is the complete absence of financing within the investor portfolio. All 587 investor-owned properties are recorded as cash holdings, indicating a low reliance on leverage among local landlords.

The portfolio is overwhelmingly geared towards rentals, with 580 of the 587 properties identified as rented, underscoring the business focus of these holdings.

A critical finding for Catahoula Parish is the complete lack of recent acquisition price data. No landlord or traditional homeowner purchases were recorded in Q4 2025, making it impossible to analyze current market prices or compare buying behavior between the two groups.

Without recent transactions, determining whether landlords are paying a premium or a discount relative to homeowners is not possible for the current period.

The absence of data extends to previous quarters as well, preventing any analysis of quarter-over-quarter price trends or the widening or narrowing of any potential price gap.

Historical data offers no clarity, with the 2020-2023 timeframe showing an average price of $126,071 but for a total of zero properties purchased, which suggests this is a market with extremely low transaction velocity.

Consequently, insights into price appreciation from the pandemic-era to the present cannot be generated due to the static nature of the market and lack of sales records.

Catahoula Parish's real estate market was entirely dormant in Q4 2025, with a total of zero single-family residential properties purchased by any buyer type.

As a result, landlords accounted for 0.0% of all market activity, acquiring zero new properties during the quarter.

This lack of activity was universal across all investor sizes. 'Mom-and-pop' landlords (Tiers 01-04) made no purchases, mirroring the inactivity of institutional investors (Tier 09), who also recorded zero acquisitions.

The market saw no new entrants, with the number of new single-property landlords (Tier 01) for the quarter standing at zero.

This complete standstill in transaction flow indicates an extremely illiquid or stable market, where properties are not changing hands, at least not through publicly recorded sales channels reflected in this dataset.

The investor landscape in Catahoula Parish is defined by the overwhelming dominance of small-scale landlords. 'Mom-and-pop' investors (owning 1-10 properties) control a massive 99.2% of all investor-owned SFRs.

Single-property landlords form the bedrock of the market, with 498 properties (83.6% of the total) held in this tier alone.

The next tiers show a steep drop-off: two-property landlords own 46 properties (7.7%), and those with 3-5 properties hold 38 (6.4%).

In stark contrast to national narratives, institutional investors (Tier 09, 1000+ properties) have absolutely no footprint in Catahoula Parish, owning zero properties.

The market shows minimal concentration in mid-size tiers, with only two landlords in the 21-100 property range, together owning just 5 properties (0.8% of the total).

Individual investors are the primary owners across all small portfolio tiers in Catahoula Parish. In the largest tier of single-property landlords, individuals own 352 of the 498 properties, a controlling share of 70.5%.

This pattern continues into larger portfolios. For landlords owning two properties, individuals hold 27 units (58.7%), while companies own 19 (41.3%).

Even in the 3-5 property tier, individuals maintain a strong majority, owning 27 of the 38 properties, which accounts for 71.1% of the holdings in that segment.

There is no crossover point where companies become the majority owners in Catahoula Parish, at least within the tiers for which data is available. Individual ownership remains dominant throughout the small-landlord spectrum.

The data clearly shows that company ownership, while present, plays a secondary role to individual capital in the local rental market structure.

Investor activity in Catahoula Parish is heavily concentrated geographically. The zip code 71343 is the clear hub, containing 391 investor-owned SFRs, which represents 66.6% of the entire investor portfolio in the parish.

While 71343 leads by volume, the zip code 71368 boasts the highest investor penetration rate, with landlords owning 25.2% of the area's 90 SFR properties.

High investor concentration is a theme in the region, with four zip codes reporting investor ownership rates above 21%: 71368 (25.2%), 71418 (23.5%), 71340 (22.3%), and 71343 (21.7%).

The top four zip codes by property count (71343, 71368, 71340, 71326) collectively contain 565 properties, or 96.2% of all investor-owned homes, highlighting a very localized investment pattern.

Data for the 71331 zip code was unavailable, preventing a complete analysis, but the existing data points to specific community hotspots for rental property investment.

A complete lack of historical transaction data for Catahoula Parish makes it impossible to conduct any analysis of long-term market behavior.

There is no data on the number of properties bought or sold by landlords over any timeframe, so a buy/sell ratio cannot be calculated to determine if they are net buyers or sellers.

Information regarding landlord-to-landlord transactions is also unavailable. This prevents any insight into the liquidity of the investor market or the degree to which landlords trade assets among themselves.

Similarly, the dataset contains no historical records for institutional (1000+ tier) transactions, which aligns with their zero-property ownership in the parish.

Without buy-and-sell price history, any analysis of implied margins or price appreciation over time is not feasible.

The transaction market in Catahoula Parish was at a complete standstill in Q4 2025, with zero recorded SFR transactions for the entire quarter.

Reflecting this market-wide inactivity, landlords were involved in 0.0% of transactions, as no properties were bought or sold by any party.

Activity was nonexistent across all investor tiers, from single-property landlords to the largest portfolio owners. Transaction counts for both mom-and-pop and institutional tiers were zero.

Due to the lack of sales, no average purchase price data can be reported for any investor tier in Q4 2025.

Furthermore, with no recorded purchases, there was no inter-landlord trading activity, meaning the percentage of properties bought from other landlords was zero.