Catahoula Parish (LA) Investor Pulse Report (2026-Q1)

In Catahoula Parish, investors hold 574 Single-Family Residential properties, which constitutes 21.4% of the total 2,685 SFRs in the market.

Individual investors are the primary owners, holding 402 properties, or 70.0% of the investor-owned portfolio, compared to 194 properties (33.8%) held by companies.

A defining characteristic of this market is its financing structure. 100% of the 574 investor-owned homes are held as cash properties, with no properties currently financed, signaling a debt-free ownership base.

The portfolio is heavily geared towards rentals, with 568 of the 574 properties (99.0%) being rented, underscoring the income-generating focus of local landlords.

The landlord landscape consists of 598 distinct entities, with 425 individual landlords outnumbering the 173 company landlords by a ratio of nearly 2.5-to-1.

The Catahoula Parish market shows no recent sales activity, with no comparable acquisition price data available for either landlords or traditional homeowners in the latest quarter.

This lack of transaction data prevents a direct comparison of purchasing prices between investor types and makes it impossible to assess if a landlord discount exists in this market.

Historical data is also exceptionally sparse, with a single data point indicating an average acquisition price of $144,571 for landlords during the 2020-2023 period, though this corresponds to zero recorded property purchases.

Without quarterly price points, tracking market appreciation or depreciation is not feasible, reflecting a highly illiquid or stable, long-hold market environment.

The absence of pricing information for different owner types (Individual vs. Company) further suggests that transaction volume is too low to establish meaningful pricing benchmarks.

The first quarter of 2026 was completely static for real estate investing in Catahoula Parish, with landlords acquiring zero properties.

This inactivity means that investors accounted for 0.0% of the total 0 SFR purchases that occurred in the market during Q1.

Activity was nonexistent across all investor tiers. Mom-and-pop landlords (1-10 properties) made up 0.0% of investor purchases, and institutional investors (1000+ properties) also recorded zero acquisitions.

The lack of purchasing at the entry-level (Tier 01) signifies that no new landlords entered the Catahoula Parish rental market during the first quarter.

This complete halt in acquisitions points to a market characterized by long-term holds rather than active trading or portfolio expansion.

The investor landscape in Catahoula Parish is overwhelmingly dominated by small-scale operators. Mom-and-pop landlords, owning 1-10 properties, control 99.5% of all investor-owned SFRs.

First-time or single-property investors are the bedrock of the market, with this tier alone accounting for 486 properties, an 83.6% share of the total investor portfolio.

The concentration at the small end of the scale is stark: investors with 1-5 properties collectively own 98.0% of the rental housing stock (486 in Tier 1, 35 in Tier 2, and 49 in Tiers 3-5).

In stark contrast, there is zero institutional presence in the parish. The 1000+ property tier holds 0.0% of the market, underscoring its isolation from large-scale corporate investment.

Mid-size investors are also exceedingly rare, with portfolios between 21-100 properties accounting for a combined total of just 3 properties, or 0.5% of the market.

While individual landlords are the most common owner type overall, companies establish a majority stake very early. In the two-property tier, companies own 19 properties (54.3%) versus 16 for individuals (45.7%).

Individual investors form the foundation of the market, owning 358 properties (70.8%) in the single-property tier, highlighting that most entry-level investors operate under their own name.

The pattern reverses back in the next tier, with individuals regaining a strong majority in the 3-5 property category, holding 33 properties (67.3%) compared to 16 for companies (32.7%).

This unusual crossover at the two-property tier suggests a strategic decision by some small investors to incorporate early for liability or organizational purposes, rather than a trend driven by scale.

Given the lack of transaction data, it's not possible to compare acquisition prices or growth patterns between individual and company owners within these tiers.

Investor ownership in Catahoula Parish is highly concentrated in the 71343 zip code, which contains 378 investor-owned properties, the largest count in the parish.

However, the highest rate of investor ownership is found elsewhere. The 71368 zip code has the greatest market penetration, with investors owning 24.2% of the housing stock.

Following 71343 by count are the zip codes of 71368 (87 properties), 71340 (63 properties), and 71326 (23 properties), demonstrating a significant drop-off outside the primary area.

The list of top regions by ownership rate includes 71368 (24.2%), 71340 (22.7%), and a tie between 71343 and 71425, both at 20.9%.

The data for the 71331 zip code is incomplete, precluding analysis of its investor activity. The existing data shows a clear distinction between the areas with the highest volume and those with the highest density of investors.

A complete lack of historical transaction data for Catahoula Parish makes it impossible to determine if landlords have been net buyers or sellers over time.

There are no records of buy or sell transactions, meaning key metrics like the buy/sell ratio cannot be calculated for any timeframe.

Similarly, the degree of inter-landlord trading is unknown. There is no data to show what percentage of transactions occurred between landlords, a key indicator of market maturity.

Price analysis is also not possible. Without transaction records, there is no way to compare average buy prices to sell prices to understand potential investor margins.

This absence of data extends to institutional investors (1000+ tier), whose historical activity in the parish is also unrecorded, consistent with their 0.0% ownership share.

The first quarter of 2026 saw a complete standstill in the Catahoula Parish real estate market, with zero total SFR transactions recorded.

As a result, landlords' share of market transactions was 0.0%, reflecting the total lack of buying and selling activity from any party.

Transaction volumes were zero across all nine investor tiers, from single-property landlords to institutional firms.

Consequently, there is no data on Q1 purchase prices by tier, and no way to analyze the purchasing strategies or price points of different investor sizes.

Inter-landlord trading was also nonexistent, with 0% of the quarter's (zero) transactions being sourced from other landlords, further highlighting the market's current illiquidity.