177 Beauregard St · Ponchatoula, LA 70454

$205,000

3 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 136 Days on market

Built 1994 7,501 sqft lot $181/sqft · at area comps Est $197k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +5.7/15.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and well maintained home is a must see. Roof and flooring are under 10 years old. Flood zone X. Minutes away from I-55 and local amenities. owner/agent

Key facts

• Flood zone x
• Local amenities
• 7,501 sq ft lot

Tags

• FLOOD ZONE X
• MINUTES AWAY FROM I-55
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (17.9% below list).
• Recommended offer: $168k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% in Ponchatoula — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#91 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, crime D-, amenities F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 526 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $205k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,295 (17.9% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $197,275
• List price: $205,000
• Delta: 3.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Drude Dr	0.15mi	3/1.0	1,175 (+4%)	18mo	$198,000	$169	68
241 Cedar Ln	0.10mi	2/1.0 (-1)	1,203 (+6%)	17mo	$165,000	$137	62
205 E Pecan St	0.63mi	3/1.0	1,217 (+7%)	2mo	$140,000	$115	53
263 Ellis St	0.38mi	3/2.0	1,287 (+13%)	16mo	$187,000	$145	47
560 S 4th St	0.72mi	3/2.0	1,302 (+15%)	15mo	$237,500	$182	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-30,267
• Equity at exit: $30,566

10-year hold

• IRR: -10.4%
• Equity multiple: 0.43×
• Total profit: $-32,994
• Equity at exit: $17,725

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70454

• Rents YoY: 0.7%
• Active inventory: 526
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $109

Break-even live

Break-even rent $1,545

Max offer price $205,000

Occupancy floor 89%

Sensitivity live

Price	-10% $225	-5% $167	+0% $109	+5% $51	+10% $-7
Rent	-10% $-24	-5% $42	+0% $109	+5% $175	+10% $242
Rate	-1.0pp $212	-0.5pp $161	base $109	+0.5pp $56	+1.0pp $1

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	24d	1	0.23mi
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	1.04mi
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	1.05mi
136 Southgate Dr Unit 136 Ponchatoula, LA	2.0	2.0	1281	$1,650	$1.29	44d	1	1.50mi

Listing history 40 events

1. 2026-06-03
   days on market $205,000 Active 136 DOM
2. 2026-06-02
   days on market $205,000 Active 135 DOM
3. 2026-06-01
   days on market $205,000 Active 134 DOM
4. 2026-05-31
   days on market $205,000 Active 133 DOM
5. 2026-05-30
   days on market $205,000 Active 132 DOM
6. 2026-03-19
   price $205,000 165-char remark

   Show marketing remark (165 chars)

   This charming and well maintained home is a must see. Roof and flooring are under 10 years old. Flood zone X. Minutes away from I-55 and local amenities. owner/agent

7. 2026-03-19
   price $205,000 165-char remark

   Show marketing remark (165 chars)

   This charming and well maintained home is a must see. Roof and flooring are under 10 years old. Flood zone X. Minutes away from I-55 and local amenities. owner/agent

8. 2026-01-18
   listed $215,000 Active 165-char remark

   Show marketing remark (165 chars)

   This charming and well maintained home is a must see. Roof and flooring are under 10 years old. Flood zone X. Minutes away from I-55 and local amenities. owner/agent

9. 2026-01-18
   listed $215,000 Active 165-char remark

   Show marketing remark (165 chars)

   This charming and well maintained home is a must see. Roof and flooring are under 10 years old. Flood zone X. Minutes away from I-55 and local amenities. owner/agent

10. 2025-07-05
    historical $1,600
11. 2025-07-03
    listed $1,600
12. 2025-07-02
    historical $1,600
13. 2025-06-26
    listed $1,600
14. 2025-06-26
    historical $1,600
15. 2025-06-04
    listed $1,600
16. 2022-04-13
    price $1,300
17. 2022-04-08
    price $1,300
18. 2018-05-30
    soldstatus $120,000
19. 2018-05-29
    soldstatus $120,000 Sold
20. 2018-04-26
    status Under Contract
21. 2018-04-24
    status Active
22. 2018-04-20
    status Under Contract
23. 2018-02-22
    listed $129,900 Active
24. 2018-02-22
    listed $129,900
25. 2017-04-08
    historical
26. 2017-03-08
    listed $124,900 Active
27. 2017-03-07
    listed $124,900
28. 2017-02-24
    historical
29. 2016-10-05
    status Active
30. 2016-09-29
    historical Pending Continue to Show
31. 2016-08-23
    listed $124,900 Active
32. 2016-08-23
    listed $124,900
33. 2016-08-19
    historical
34. 2016-02-18
    listed $134,900 Active
35. 2016-02-18
    listed $134,900
36. 2007-08-06
    soldstatus $136,000
37. 2007-08-03
    soldstatus $136,000
38. 2007-05-17
    listed $139,900
39. 2007-05-17
    listed $139,900
40. 1998-12-02
    soldstatus $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $725 · $60/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$402/yr (+$34/mo · 55.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,195
• − Mortgage interest: −$11,483
• − Property taxes: −$725
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,964
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,839/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Ponchatoula

• Score: 68/100
• State rank: #91
• US rank: #9755

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D Housing A- Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ponchatoula, LA
• County: Tangipahoa Parish · 85,958 people
• City population: 34,564
• Metro: Hammond, LA
• Population (ZIP): 34,564
• Household income: $71,611
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 479.0

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 15% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.55%
• Current HPI: 129.6069
• Rent YoY: ▲ 0.66%
• Metro: Hammond, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+141.2% since first listed

35 events — show timeline

• 2026-03-19 Price Changed $205,000 AcadianaMLS
• 2026-03-19 Price Changed $205,000 GSREIN
• 2026-01-18 Listed $215,000 GSREIN
• 2026-01-18 Listed $215,000 AcadianaMLS
• 2025-07-05 Rental Removed $1,600 TURBOTENANT
• 2025-07-03 Listed for Rent $1,600 TURBOTENANT
• 2025-07-02 Rental Removed $1,600 GSREIN
• 2025-06-26 Listed for Rent $1,600 GSREIN
• 2025-06-26 Rental Removed $1,600 TURBOTENANT
• 2025-06-04 Listed for Rent $1,600 TURBOTENANT
• 2022-04-13 Price Changed $1,300 RENT.
• 2022-04-08 Price Changed $1,300 TURBOTENANT
• 2018-05-30 Sold (Public Records) $120,000 Public Records
• 2018-05-29 Sold (MLS) $120,000 GSREIN
• 2018-04-26 Pending — GSREIN
• 2018-04-24 Relisted — GSREIN
• 2018-04-20 Pending — GSREIN
• 2018-02-22 Listed $129,900 AcadianaMLS
• 2018-02-22 Listed $129,900 GSREIN
• 2017-04-08 Listing Removed — GSREIN
• 2017-03-08 Listed $124,900 GSREIN
• 2017-03-07 Listed $124,900 AcadianaMLS
• 2017-02-24 Listing Removed — GSREIN
• 2016-10-05 Relisted — GSREIN
• 2016-09-29 Contingent — GSREIN
• 2016-08-23 Listed $124,900 GSREIN
• 2016-08-23 Listed $124,900 AcadianaMLS
• 2016-08-19 Listing Removed — GSREIN
• 2016-02-18 Listed $134,900 GSREIN
• 2016-02-18 Listed $134,900 AcadianaMLS
• 2007-08-06 Sold (Public Records) $136,000 Public Records
• 2007-08-03 Sold (MLS) $136,000 GSREIN
• 2007-05-17 Listed $139,900 GSREIN
• 2007-05-17 Listed $139,900 AcadianaMLS
• 1998-12-02 Sold (Public Records) $85,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $725 · +1.5% YoY. Source: county tax records.