335 Branch St · Ponchatoula, LA 70454

$174,000

3 bd · 2.0 ba · 898 sqft · SingleFamily public records · 1 Days on market

Built 1964 0.52 ac lot $194/sqft · 61% above area Est $241k · 28% under

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Ponchatoula, this 3-bedroom, 2-bathroom home offers 2,500 sq ft of potential for an investor or a buyer looking to customize a spacious property. The home features low-maintenance vinyl siding and a solid foundation. Key updates include a new roof and a newer water heater, providing a head start on essential systems. The interior retains its original charm with the original kitchen, bathrooms, and electrical. While the central HVAC is currently non-functional, the home is equipped with window units for cooling and a functional fireplace for heating. The layout includes a mix of poly, ceramic, and tile flooring, and the property is serviced by city water and sewage. O

Key facts

• Large family room
• Classic vintage tile
• Split bedroom layout

Tags

• LARGE FAMILY ROOM
• ABUNDANT CABINET SPACE
• LARGE PANTRY
• SPLIT BEDROOM LAYOUT
• CLASSIC VINTAGE TILE
• UPDATED SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $146k (16.1% below list).
• Recommended offer: $146k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $145,926 (16.1% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $241,421
• List price: $174,000
• Delta: -17.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 N Second St	0.32mi	2/1.0 (-1)	860 (-4%)	8mo	$34,000	$40	63
285 N 3rd St	0.44mi	2/1.0 (-1)	844 (-6%)	16mo	$130,000	$154	46

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-24,813
• Equity at exit: $25,944

10-year hold

• IRR: -9.7%
• Equity multiple: 0.46×
• Total profit: $-26,281
• Equity at exit: $15,044

Cash invested: $48,720 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $107

Break-even live

Break-even rent $1,324

Max offer price $174,000

Occupancy floor 88%

Sensitivity live

Price	-10% $205	-5% $156	+0% $107	+5% $58	+10% $8
Rent	-10% $-8	-5% $49	+0% $107	+5% $165	+10% $222
Rate	-1.0pp $195	-0.5pp $151	base $107	+0.5pp $62	+1.0pp $16

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	0.41mi
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	0.42mi
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	24d	1	1.22mi

Listing history 8 events

1. 2026-06-19
   pricestatusdays on marketlisting id $174,000 Active 1 DOM
2. 2026-04-01
   listed $198,900 Active
3. 2010-07-06
   soldstatus $140,000
4. 2010-06-25
   soldstatus $140,000
5. 2010-01-19
   listed $150,000
6. 2010-01-19
   listed $150,000
7. 2009-06-25
   listed $170,000
8. 2009-06-25
   listed $170,000

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$227/yr (+$19/mo · 31.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,511
• − Mortgage interest: −$9,747
• − Property taxes: −$730
• − Insurance: −$870
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$5,062
• Taxable loss: −$1,699
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,692/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

+17.0% since first listed

7 events — show timeline

• 2026-04-01 Listed $198,900 AcadianaMLS
• 2010-07-06 Sold (Public Records) $140,000 Public Records
• 2010-06-25 Sold (MLS) $140,000 GSREIN
• 2010-01-19 Listed $150,000 GSREIN
• 2010-01-19 Listed $150,000 AcadianaMLS
• 2009-06-25 Listed $170,000 GSREIN
• 2009-06-25 Listed $170,000 AcadianaMLS

Property tax history

-1.6%/yr

Latest (2025): $730 · +1.5% YoY. Source: county tax records.