160 Canal St · Ponchatoula, LA 70454

$69,900

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 176 Days on market

Built 2004 Fair condition 0.29 ac lot $77/sqft · 58% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2 Bedroom, 1 Bath Starter Home on Rental Investment Property in the city limits of Ponchatoula. Located just off SE RR Ave with easy access to I-55. (FEATURES: Central A/H, Concrete Driveway and Large Lot with 161' of Road Frontage.)

Key facts

• 161 road frontage
• Large lot
• Concrete driveway

Tags

• CONCRETE DRIVEWAY
• LARGE LOT
• 161 ROAD FRONTAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 5.3% 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.
• Zoned schools: Tucker Memorial Elementary School (709 students, 67% FRL); Ponchatoula Junior High School (math 18% / reading 37%, grade F, #127 of 218 statewide, top 60%, 770 students, 60% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL).
• Market conditions: Rents flat; 709 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 43% 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $69k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $70k implies a 482% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.88% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.53%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (median comp): $168,370
• List price: $69,900
• Delta: -58.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
480 S 9th St	0.74mi	2/1.0	918 (+1%)	2mo	$165,000	$180	62
250 Eighth Street Dr	0.56mi	3/1.5 (+1)	934 (+3%)	2mo	$170,000	$182	61
180 N Second St	0.98mi	2/1.0	860 (-6%)	11mo	$34,000	$40	47
540 Kathleen Dr	0.71mi	2/1.0	1,014 (+11%)	2mo	$140,000	$138	46
297 South St	0.67mi	3/1.0 (+1)	1,007 (+11%)	2mo	$195,000	$194	44
285 N 3rd St	1.05mi	2/1.0	844 (-7%)	20mo	$130,000	$154	37

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: 30.9%
• Equity multiple: 2.26×
• Total profit: $24,620
• Equity at exit: $10,422

10-year hold

• IRR: 36.9%
• Equity multiple: 4.05×
• Total profit: $59,728
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 6 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $143,750 ($148/sqft)
• Median days on market: 109 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +24.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70454

• Rents YoY: 0.7%
• Active inventory: 709
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$367
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $612

Break-even live

Break-even rent $542

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $652	-5% $632	+0% $612	+5% $592	+10% $573
Rent	-10% $508	-5% $560	+0% $612	+5% $664	+10% $716
Rate	-1.0pp $647	-0.5pp $630	base $612	+0.5pp $594	+1.0pp $576

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 S 4th St Ponchatoula, LA	2.0	1.0	1000	$1,200	$1.20	2d	1	0.76mi
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	119d	1	0.86mi
660 Princess Dr Ponchatoula, LA	3.0	1.0	1000	$1,200	$1.20	2d	1	0.91mi
507 E Hickory St Apt 1 Ponchatoula, LA	1.0	1.0	600	$625	$1.04	2d	1	1.00mi
167 Ford St Ponchatoula, LA	2.0	2.0	859	$1,300	$1.51	2d	1	1.02mi
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	139d	1	1.09mi
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	139d	1	1.10mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewer
• Home design: Single-storyAverage condition
• Construction: Vinyl sidingAsphalt shingle roofSlab foundationBuilt with average condition
• Exterior features: City lotRectangular lotLot dimensions approximately 161 x 80

Interior

• Kitchen: OvenRangeRefrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Cable TV
• Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $69,900 Active 176 DOM
2. 2026-09-24
   days on market $69,900 Active 175 DOM
3. 2026-09-22
   days on market $69,900 Active 174 DOM
4. 2026-09-21
   days on market $69,900 Active 173 DOM
5. 2026-09-20
   days on market $69,900 Active 172 DOM
6. 2026-09-19
   days on market $69,900 Active 171 DOM
7. 2026-09-18
   days on market $69,900 Active 170 DOM
8. 2026-09-17
   days on market $69,900 Active 169 DOM
9. 2026-09-16
   days on market $69,900 Active 168 DOM
10. 2026-09-15
    days on market $69,900 Active 167 DOM
11. 2026-09-14
    days on market $69,900 Active 166 DOM
12. 2026-09-13
    days on market $69,900 Active 165 DOM
13. 2026-09-12
    days on market $69,900 Active 164 DOM
14. 2026-09-11
    days on market $69,900 Active 163 DOM
15. 2026-09-05
    days on market $69,900 Active 157 DOM
16. 2026-09-04
    days on market $69,900 Active 156 DOM
17. 2026-09-03
    days on market $69,900 Active 155 DOM
18. 2026-09-02
    pricedays on market $69,900 Active 154 DOM
19. 2026-08-30
    days on market $80,750 Active 151 DOM
20. 2026-08-29
    days on market $80,750 Active 150 DOM
21. 2026-08-28
    days on market $80,750 Active 149 DOM
22. 2026-08-27
    days on market $80,750 Active 148 DOM
23. 2026-08-26
    days on market $80,750 Active 147 DOM
24. 2026-08-25
    days on market $80,750 Active 146 DOM
25. 2026-08-24
    days on market $80,750 Active 145 DOM
26. 2026-08-23
    days on market $80,750 Active 144 DOM
27. 2026-08-22
    days on market $80,750 Active 143 DOM
28. 2026-08-21
    days on market $80,750 Active 142 DOM
29. 2026-08-20
    days on market $80,750 Active 141 DOM
30. 2026-08-19
    days on market $80,750 Active 140 DOM
31. 2026-08-18
    days on market $80,750 Active 139 DOM
32. 2026-08-17
    days on market $80,750 Active 138 DOM
33. 2026-08-16
    days on market $80,750 Active 137 DOM
34. 2026-08-15
    days on market $80,750 Active 136 DOM
35. 2026-08-14
    days on market $80,750 Active 135 DOM
36. 2026-08-13
    days on market $80,750 Active 134 DOM
37. 2026-08-12
    days on market $80,750 Active 133 DOM
38. 2026-08-11
    days on market $80,750 Active 132 DOM
39. 2026-08-10
    days on market $80,750 Active 131 DOM
40. 2026-08-09
    days on market $80,750 Active 130 DOM
41. 2026-08-08
    days on market $80,750 Active 129 DOM
42. 2026-08-07
    days on market $80,750 Active 128 DOM
43. 2026-08-06
    days on market $80,750 Active 127 DOM
44. 2026-08-05
    days on market $80,750 Active 126 DOM
45. 2026-08-04
    days on market $80,750 Active 125 DOM
46. 2026-08-03
    days on market $80,750 Active 124 DOM
47. 2026-07-31
    days on market $80,750 Active 121 DOM
48. 2026-07-30
    days on market $80,750 Active 120 DOM
49. 2026-07-29
    days on market $80,750 Active 119 DOM
50. 2026-07-27
    days on market $80,750 Active 117 DOM

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $15,799
• − Mortgage interest: −$3,915
• − Property taxes: −$387
• − Insurance: −$350
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,033
• Taxable income: $6,586
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $5,766/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $22,750–$40,950 screening

The home requires moderate repairs to the exterior siding and some landscaping, with both resale and rental value gains from these improvements.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate Siding — Weathered appearance
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Trim bushes — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Perrin Early Learning Center Middle Ponchatoula Junior High School F LA #127/218 Nat'l #9,659/14,009 High Ponchatoula High School F LA #106/265 Nat'l #9,639/17,239

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

C Composite livability gradescore 68/100

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 · 144,204 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: 2% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

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

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewer
• Home design: Single-storyAverage condition
• Construction: Vinyl sidingAsphalt shingle roofSlab foundationBuilt with average condition
• Exterior features: City lotRectangular lotLot dimensions approximately 161 x 80

Interior

• Kitchen: OvenRangeRefrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Cable TV
• Laundry & utility: Washer hookupDryer hookup

Price history

+607.5% since first listed

9 events — show timeline

• 2026-06-10 Price Changed $84,900 AcadianaMLS
• 2026-06-10 Price Changed $84,900 GSREIN
• 2026-05-27 Price Changed $96,900 AcadianaMLS
• 2026-05-27 Price Changed $96,900 GSREIN
• 2026-04-29 Price Changed $102,000 AcadianaMLS
• 2026-04-29 Price Changed $102,000 GSREIN
• 2026-03-31 Listed $139,000 GSREIN
• 2026-03-31 Listed $139,000 AcadianaMLS
• 1989-10-23 Sold (Public Records) $12,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $387 · +1.5% YoY. Source: county tax records.