40161 Cypress Reserve Blvd · Hammond, LA 70454

$263,000

4 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 78 Days on market

Built 2018 $134/sqft · at area comps Est $272k · at est. $53/mo HOA · 2% of rent

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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 +16.0/30.0
• ARV discount +8.9/15.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated sellers (Bring offers) Buyers come see this beautiful vacant well kept 4 bedroom 2 full baths home in Cypress Reserve Subdivision. Spacious family room opens into the kitchen and the kitchen has a new refrigerator with a 3. year warranty. Gas stove never used, dishwasher and a microwave. Beautiful master bedroom with spacious walk in closet, garden tub in master bath, all bedrooms have carpet flooring. Plank flooring in family room, kitchen and hallway. Laundry room has a washer and dryer in it. Beautiful crown molding throughout the house and a 2 car garage. The oversized rear yard has a view of the beautiful water pond with a water fountain. Central air and heating unit. All Homeowners in the Cypress Reserve Community has outstanding amenities multiple playgrounds, scenic ponds, a resort-like swimming pool and pavilion for outdoor activities for family and friends fun.

Key facts

• New refrigerator
• Gas stove
• Plank flooring

Tags

• NEW REFRIGERATOR
• GAS STOVE
• WALK IN CLOSET
• GARDEN TUB
• PLANK FLOORING
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $230k (12.7% below list).
• Recommended offer: $230k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.0% in Hammond — 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 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+, crime 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: Champ Cooper Elementary School (math 18% / reading 41%, grade F, #333 of 646 statewide, top 54%, 1,126 students, 57% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL) — zoned schools average 54% FRL vs 73% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 527 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 38% 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 78 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $204k; 29% 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 $229,513 (12.7% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $271,614
• List price: $263,000
• Delta: 1.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42322 Landing View Rd	0.24mi	4/2.0	1,957 (+0%)	2mo	$249,900	$128	87
40085 Cypress View Rd	0.14mi	4/2.0	2,014 (+3%)	7mo	$280,000	$139	83
40327 Sedgwick Ln	0.15mi	4/2.0	1,829 (-6%)	1mo	$250,000	$137	82
24066 Conservation Way Ave	0.17mi	4/2.0	1,869 (-4%)	7mo	$265,300	$142	79
40189 Cypress Reserve Blvd	0.05mi	4/3.0	2,101 (+7%)	8mo	$299,000	$142	75
40343 Cypress Reserve Blvd	0.34mi	4/2.0	2,079 (+6%)	1mo	$260,000	$125	73
24209 Water Tupelo Rd	0.23mi	4/2.0	2,079 (+6%)	7mo	$250,000	$120	73
24359 Dawson Ct	0.54mi	4/2.0	1,857 (-5%)	4mo	$208,000	$112	63
23616 Big Branch Dr	0.33mi	3/2.5 (-1)	2,068 (+6%)	7mo	$278,000	$134	62
39488 Saint Louis Ct	0.59mi	4/2.0	1,813 (-7%)	2mo	$268,000	$148	59
23728 Goose Point Dr	0.56mi	4/3.0	2,125 (+9%)	1mo	$347,500	$164	55
24399 Arrowhead Rd	0.70mi	5/3.0 (+1)	2,016 (+3%)	6mo	$306,110	$152	49

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-39,793
• Equity at exit: $39,214

10-year hold

• IRR: -11.3%
• Equity multiple: 0.39×
• Total profit: $-45,021
• Equity at exit: $22,739

Cash invested: $73,640 (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: 527
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$110
• HOA: −$53
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $128

Break-even live

Break-even rent $2,133

Max offer price $263,000

Occupancy floor 89%

Sensitivity live

Price	-10% $277	-5% $202	+0% $128	+5% $54	+10% $-21
Rent	-10% $-53	-5% $37	+0% $128	+5% $219	+10% $309
Rate	-1.0pp $260	-0.5pp $195	base $128	+0.5pp $60	+1.0pp $-9

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	45d	1	0.41mi
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	45d	1	0.66mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: watergaslandscapingpool

Listing history 28 events

1. 2026-06-21
   pricedays on market $263,000 Active 78 DOM
2. 2026-06-19
   days on market $275,500 Active 76 DOM
3. 2026-06-18
   days on market $275,500 Active 75 DOM
4. 2026-06-17
   days on market $275,500 Active 74 DOM
5. 2026-06-16
   days on market $275,500 Active 73 DOM
6. 2026-06-15
   days on market $275,500 Active 72 DOM
7. 2026-06-14
   days on market $275,500 Active 70 DOM
8. 2026-06-13
   days on market $275,500 Active 69 DOM
9. 2026-06-10
   days on market $275,500 Active 67 DOM
10. 2026-06-09
    days on market $275,500 Active 66 DOM
11. 2026-06-08
    days on market $275,500 Active 65 DOM
12. 2026-06-07
    days on market $275,500 Active 64 DOM
13. 2026-06-05
    days on market $275,500 Active 61 DOM
14. 2026-06-03
    days on market $275,500 Active 60 DOM
15. 2026-06-02
    days on market $275,500 Active 59 DOM
16. 2026-06-01
    days on market $275,500 Active 58 DOM
17. 2026-05-31
    days on market $275,500 Active 57 DOM
18. 2026-05-30
    days on market $275,500 Active 56 DOM
19. 2026-03-28
    listed $275,500 Active 893-char remark

    Show marketing remark (893 chars)

    Motivated sellers (Bring offers) Buyers come see this beautiful vacant well kept 4 bedroom 2 full baths home in Cypress Reserve Subdivision. Spacious family room opens into the kitchen and the kitchen has a new refrigerator with a 3. year warranty. Gas stove never used, dishwasher and a microwave. Beautiful master bedroom with spacious walk in closet, garden tub in master bath, all bedrooms have carpet flooring. Plank flooring in family room, kitchen and hallway. Laundry room has a washer and dryer in it. Beautiful crown molding throughout the house and a 2 car garage. The oversized rear yard has a view of the beautiful water pond with a water fountain. Central air and heating unit. All Homeowners in the Cypress Reserve Community has outstanding amenities multiple playgrounds, scenic ponds, a resort-like swimming pool and pavilion for outdoor activities for family and friends fun.

20. 2026-03-28
    listed $275,500 Active 893-char remark

    Show marketing remark (893 chars)

    Motivated sellers (Bring offers) Buyers come see this beautiful vacant well kept 4 bedroom 2 full baths home in Cypress Reserve Subdivision. Spacious family room opens into the kitchen and the kitchen has a new refrigerator with a 3. year warranty. Gas stove never used, dishwasher and a microwave. Beautiful master bedroom with spacious walk in closet, garden tub in master bath, all bedrooms have carpet flooring. Plank flooring in family room, kitchen and hallway. Laundry room has a washer and dryer in it. Beautiful crown molding throughout the house and a 2 car garage. The oversized rear yard has a view of the beautiful water pond with a water fountain. Central air and heating unit. All Homeowners in the Cypress Reserve Community has outstanding amenities multiple playgrounds, scenic ponds, a resort-like swimming pool and pavilion for outdoor activities for family and friends fun.

21. 2018-03-29
    soldstatus $203,610 Sold
22. 2018-03-05
    status Under Contract
23. 2018-01-27
    price $210,085
24. 2018-01-02
    price $215,085
25. 2017-12-07
    status Active
26. 2017-08-04
    status Under Contract
27. 2017-07-30
    listed $213,500 Active
28. 2017-07-30
    listed $210,085

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/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 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,542
• − Mortgage interest: −$14,732
• − Property taxes: −$1,721
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$636
• − Depreciation: −$7,651
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $2,237/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

+31.1% since first listed

10 events — show timeline

• 2026-03-28 Listed $275,500 GSREIN
• 2026-03-28 Listed $275,500 AcadianaMLS
• 2018-03-29 Sold (MLS) $203,610 GSREIN
• 2018-03-05 Pending — GSREIN
• 2018-01-27 Price Changed $210,085 GSREIN
• 2018-01-02 Price Changed $215,085 GSREIN
• 2017-12-07 Relisted — GSREIN
• 2017-08-04 Pending — GSREIN
• 2017-07-30 Listed $213,500 GSREIN
• 2017-07-30 Listed $210,085 AcadianaMLS

Property tax history

+28.9%/yr

Latest (2025): $1,721 · +0.4% YoY. Source: county tax records.