TBD Bedico Crk · Ponchatoula, LA 70447

$129,995

1 bd · 1.0 ba · 896 sqft · SingleFamily · 87 Days on market

Built 2012 Fair condition 0.25 ac lot $145/sqft · 13% above area Est $115k · 13% over ↓ 6% since listing

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BOAT ACCESS ONLY! Tucked away on Bedico Creek, this one-bedroom, one-bathroom camp offers a peaceful waterfront setting with access by boat only, providing a unique opportunity to enjoy the natural surroundings. The property is positioned along the creek with convenient access for boating and fishing and is just a short boat ride to the Tangipahoa River and Lake Pontchartrain. The camp includes washer and dryer hookups, adding functionality for extended stays. A small outbuilding is also located on the property and may be suitable for storage or additional space for guests with updates and improvements. Outdoor space allows for enjoying the water views and surrounding environment, offering a setting suited for relaxation and recreation. Located within reach of Madisonville, Manchac, Springfield, and New Orleans, this property provides a balance of seclusion and accessibility. Buyer to verify water access, utilities, and any applicable restrictions or requirements. This property may offer potential for short-term rental use, such as an Airbnb, subject to local regulations and permitting. Additional 0.23-acre lot for sale next to camp MLS #2541361.

Key facts

• Fishing
• Small outbuilding
• Waterfront setting

Tags

• WATERFRONT SETTING
• ACCESS BY BOAT ONLY
• CONVENIENT ACCESS FOR BOATING
• FISHING
• WASHER AND DRYER HOOKUPS
• SMALL OUTBUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 252 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent is only 14% of the median local income ($123k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 87 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,195 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $115,399
• List price: $129,995
• Delta: 12.65%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 N Second St	0.42mi	2/1.0 (+1)	860 (-4%)	8mo	$34,000	$40	62
285 N 3rd St	0.33mi	2/1.0 (+1)	844 (-6%)	16mo	$130,000	$154	56
411 N.w. Railroad Ave	0.32mi	2/1.0 (+1)	800 (-11%)	15mo	$90,000	$113	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,315
• Equity at exit: $19,383

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $15,712
• Equity at exit: $11,240

Cash invested: $36,399 (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 70447

• Home prices YoY: -28.1%
• Active inventory: 252
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $247

Break-even live

Break-even rent $1,137

Max offer price $129,995

Occupancy floor 78%

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	0.35mi
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	0.36mi
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	23d	1	0.52mi
1681 Veterans Ave Unit 06 Ponchatoula, LA	2.0	1.0	800	$995	$1.24	44d	1	1.36mi

Listing history 21 events

1. 2026-06-19
   days on market $129,995 Active 87 DOM
2. 2026-06-18
   days on market $129,995 Active 86 DOM
3. 2026-06-17
   days on market $129,995 Active 85 DOM
4. 2026-06-16
   days on market $129,995 Active 84 DOM
5. 2026-06-15
   days on market $129,995 Active 83 DOM
6. 2026-06-14
   days on market $129,995 Active 81 DOM
7. 2026-06-13
   days on market $129,995 Active 80 DOM
8. 2026-06-10
   days on market $129,995 Active 78 DOM
9. 2026-06-09
   days on market $129,995 Active 77 DOM
10. 2026-06-08
    days on market $129,995 Active 76 DOM
11. 2026-06-07
    days on market $129,995 Active 75 DOM
12. 2026-06-05
    days on market $129,995 Active 72 DOM
13. 2026-06-03
    days on market $129,995 Active 71 DOM
14. 2026-06-02
    days on market $129,995 Active 70 DOM
15. 2026-06-01
    days on market $129,995 Active 69 DOM
16. 2026-05-31
    days on market $129,995 Active 68 DOM
17. 2026-05-30
    days on market $129,995 Active 67 DOM
18. 2026-04-23
    price $129,995 1164-char remark

    Show marketing remark (1164 chars)

    BOAT ACCESS ONLY! Tucked away on Bedico Creek, this one-bedroom, one-bathroom camp offers a peaceful waterfront setting with access by boat only, providing a unique opportunity to enjoy the natural surroundings. The property is positioned along the creek with convenient access for boating and fishing and is just a short boat ride to the Tangipahoa River and Lake Pontchartrain. The camp includes washer and dryer hookups, adding functionality for extended stays. A small outbuilding is also located on the property and may be suitable for storage or additional space for guests with updates and improvements. Outdoor space allows for enjoying the water views and surrounding environment, offering a setting suited for relaxation and recreation. Located within reach of Madisonville, Manchac, Springfield, and New Orleans, this property provides a balance of seclusion and accessibility. Buyer to verify water access, utilities, and any applicable restrictions or requirements. This property may offer potential for short-term rental use, such as an Airbnb, subject to local regulations and permitting. Additional 0.23-acre lot for sale next to camp MLS #2541361.

19. 2026-04-23
    price $129,995 1164-char remark

    Show marketing remark (1164 chars)

    BOAT ACCESS ONLY! Tucked away on Bedico Creek, this one-bedroom, one-bathroom camp offers a peaceful waterfront setting with access by boat only, providing a unique opportunity to enjoy the natural surroundings. The property is positioned along the creek with convenient access for boating and fishing and is just a short boat ride to the Tangipahoa River and Lake Pontchartrain. The camp includes washer and dryer hookups, adding functionality for extended stays. A small outbuilding is also located on the property and may be suitable for storage or additional space for guests with updates and improvements. Outdoor space allows for enjoying the water views and surrounding environment, offering a setting suited for relaxation and recreation. Located within reach of Madisonville, Manchac, Springfield, and New Orleans, this property provides a balance of seclusion and accessibility. Buyer to verify water access, utilities, and any applicable restrictions or requirements. This property may offer potential for short-term rental use, such as an Airbnb, subject to local regulations and permitting. Additional 0.23-acre lot for sale next to camp MLS #2541361.

20. 2026-03-24
    listed $139,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    BOAT ACCESS ONLY! Tucked away on Bedico Creek, this one-bedroom, one-bathroom camp offers a peaceful waterfront setting with access by boat only, providing a unique opportunity to enjoy the natural surroundings. The property is positioned along the creek with convenient access for boating and fishing and is just a short boat ride to the Tangipahoa River and Lake Pontchartrain. The camp includes washer and dryer hookups, adding functionality for extended stays. A small outbuilding is also located on the property and may be suitable for storage or additional space for guests with updates and improvements. Outdoor space allows for enjoying the water views and surrounding environment, offering a setting suited for relaxation and recreation. Located within reach of Madisonville, Manchac, Springfield, and New Orleans, this property provides a balance of seclusion and accessibility. Buyer to verify water access, utilities, and any applicable restrictions or requirements. This property may offer potential for short-term rental use, such as an Airbnb, subject to local regulations and permitting. Additional 0.23-acre lot for sale next to camp MLS #2541361.

21. 2026-03-24
    listed $139,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    BOAT ACCESS ONLY! Tucked away on Bedico Creek, this one-bedroom, one-bathroom camp offers a peaceful waterfront setting with access by boat only, providing a unique opportunity to enjoy the natural surroundings. The property is positioned along the creek with convenient access for boating and fishing and is just a short boat ride to the Tangipahoa River and Lake Pontchartrain. The camp includes washer and dryer hookups, adding functionality for extended stays. A small outbuilding is also located on the property and may be suitable for storage or additional space for guests with updates and improvements. Outdoor space allows for enjoying the water views and surrounding environment, offering a setting suited for relaxation and recreation. Located within reach of Madisonville, Manchac, Springfield, and New Orleans, this property provides a balance of seclusion and accessibility. Buyer to verify water access, utilities, and any applicable restrictions or requirements. This property may offer potential for short-term rental use, such as an Airbnb, subject to local regulations and permitting. Additional 0.23-acre lot for sale next to camp MLS #2541361.

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

Taxation est. · year 1

• Rental income: $17,397
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,782
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,735/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property presents a moderate renovation opportunity with significant repairs needed to the exterior and landscaping, as well as minor repairs to the interior and flooring. Painting and landscaping improvements can significantly enhance its resale and rental value.

Repairs flagged

• Major Deck and siding — Significant rot and peeling paint indicate major repairs are needed.
• Minor Flooring — Worn carpet in living areas can be replaced with new flooring.
• Minor Paint — Walls show some discoloration and scuff marks that can be touched up with paint.
• Major Landscaping — Overgrown and unkempt landscaping needs to be trimmed and cleaned up.

Value-add opportunities

• Both Painting and touch-up — Improves the overall appearance and can attract more buyers.
• Both Landscaping — A well-maintained exterior can enhance curb appeal and attract more renters.
• Both Deck and siding repairs — Major repairs to the deck and siding can improve the home's structural integrity and curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck and siding · Significant rot and peeling paint indicate major repairs are needed.	Major	$15,000–50,000
Flooring · Worn carpet in living areas can be replaced with new flooring.	Minor	$500–3,000
Paint · Walls show some discoloration and scuff marks that can be touched up with paint.	Minor	$500–3,000
Landscaping · Overgrown and unkempt landscaping needs to be trimmed and cleaned up.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Painting and touch-up — Improves the overall appearance and can attract more buyers. ↑
• Both Landscaping — A well-maintained exterior can enhance curb appeal and attract more renters. ↑
• Both Deck and siding repairs — Major repairs to the deck and siding can improve the home's structural integrity and curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Saint Tammany Parish · 228,296 people
• City population: 34,564
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 17,897
• Household income: $122,574
• Rent vs Own: 4.0% rent · 96.0% own
• Severe rent burden: 47.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 19% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

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: ▼ -68.07%
• Current HPI: 174.0804
• Rent YoY: —
• Metro: New Orleans-Metairie, 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

-6.5% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $129,995 AcadianaMLS
• 2026-04-23 Price Changed $129,995 GSREIN
• 2026-03-24 Listed $139,000 GSREIN
• 2026-03-24 Listed $139,000 AcadianaMLS