Hickory Plan · Hammond, LA 70454

$234,900

4 bd · 2.0 ba · 1,506 sqft · SingleFamily · 349 Days on market

↓ 2% since listing

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find your space in our Hickory floorplan, a new home in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large

Key facts

• Large corner pantry
• Garage
• Listed 348 days

Tags

• OPEN CONCEPT LIVING SPACE
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES
• LARGE CORNER PANTRY
• SEPARATE LAUNDRY ROOM

🏗️ New construction. The $234,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,860.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (18.4% below list).
• Recommended offer: $192k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#77 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, commute D+, schools D.
• 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; 1 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 349 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,782 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $265,860
• List price: $234,900
• Delta: -11.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24296 Cordgrass Ln	0.02mi	4/2.0	1,506 (0%)	9mo	$242,750	$161	92
24314 Cordgrass Ln	0.02mi	4/2.0	1,506 (0%)	9mo	$241,900	$161	92
24299 Cordgrass Ln	0.02mi	4/2.0	1,506 (0%)	9mo	$241,900	$161	91
40091 Cypress View Rd	0.16mi	4/2.0	1,567 (+4%)	0mo	$239,900	$153	86
40111 Cypress Reserver Blvd	0.11mi	4/2.0	1,567 (+4%)	4mo	$235,000	$150	85
40122 Cypress View Rd	0.17mi	3/2.0 (-1)	1,506 (0%)	8mo	$236,500	$157	81
40088 Cypress View Rd	0.12mi	3/2.0 (-1)	1,320 (-12%)	8mo	$227,500	$172	62
40363 Cypress Reserve Blvd	0.41mi	3/2.0 (-1)	1,447 (-4%)	12mo	$245,000	$169	59
24231 Gadwall Ave	0.59mi	4/2.0	1,555 (+3%)	11mo	$271,900	$175	58
24304 Gadwall Ave	0.68mi	4/2.0	1,555 (+3%)	14mo	$272,900	$175	52
39712 Axis Ave	0.69mi	3/2.0 (-1)	1,621 (+8%)	5mo	$251,420	$155	46
39718 Axis Ave	0.70mi	3/2.0 (-1)	1,649 (+10%)	3mo	$254,485	$154	44

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-67,987
• Equity at exit: $39,641

10-year hold

• IRR: -37.8%
• Equity multiple: -0.38×
• Total profit: $-102,786
• Equity at exit: $22,987

Cash invested: $74,441 (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: $1,918 medium
• Mortgage (P&I): −$1,394
• Tax est. 1.5%: −$332 /mo · $3,988/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-322

Break-even live

Break-even rent $2,326

Max offer price $219,234

Occupancy floor —

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: $66,465
• Closing costs: $7,976
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	44d	1	0.55mi

Listing history 21 events

1. 2026-06-19
   days on market $234,900 Active 349 DOM
2. 2026-06-18
   days on market $234,900 Active 348 DOM
3. 2026-06-17
   days on market $234,900 Active 347 DOM
4. 2026-06-16
   days on market $234,900 Active 346 DOM
5. 2026-06-15
   days on market $234,900 Active 345 DOM
6. 2026-06-14
   days on market $234,900 Active 343 DOM
7. 2026-06-13
   days on market $234,900 Active 342 DOM
8. 2026-06-10
   days on market $234,900 Active 340 DOM
9. 2026-06-09
   days on market $234,900 Active 339 DOM
10. 2026-06-08
    days on market $234,900 Active 338 DOM
11. 2026-06-07
    days on market $234,900 Active 337 DOM
12. 2026-06-05
    days on market $234,900 Active 334 DOM
13. 2026-06-03
    days on market $234,900 Active 333 DOM
14. 2026-06-02
    days on market $234,900 Active 332 DOM
15. 2026-06-01
    days on market $234,900 Active 331 DOM
16. 2026-05-31
    days on market $234,900 Active 330 DOM
17. 2026-05-30
    days on market $234,900 Active 329 DOM
18. 2025-09-13
    price $234,900 1495-char remark

    Show marketing remark (1495 chars)

    Find your space in our Hickory floorplan, a new home in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large

19. 2025-09-03
    price $242,900 1495-char remark

    Show marketing remark (1495 chars)

    Find your space in our Hickory floorplan, a new home in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large

20. 2025-07-15
    price $241,900 1495-char remark

    Show marketing remark (1495 chars)

    Find your space in our Hickory floorplan, a new home in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large

21. 2025-07-05
    listed $239,900 Active 1495-char remark

    Show marketing remark (1495 chars)

    Find your space in our Hickory floorplan, a new home in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large

ⓘ 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: $23,014
• − Mortgage interest: −$14,892
• − Property taxes: −$3,988
• − Insurance: −$1,329
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$7,734
• Taxable loss: −$8,612
• Est. tax savings @ 24.0%: +$2,067
• After-tax cash flow: $-1,800/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 — Hammond

• Score: 69/100
• State rank: #77
• US rank: #8868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 85,958 people
• City population: 51,394
• 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

-2.1% since first listed

4 events — show timeline

• 2025-09-13 Price Changed $234,900 Zillow
• 2025-09-03 Price Changed $242,900 Zillow
• 2025-07-15 Price Changed $241,900 Zillow
• 2025-07-05 Listed $239,900 Zillow