Reims V B Plan · Ponchatoula, LA 70454

$265,990

3 bd · 2.0 ba · 1,887 sqft · SingleFamily · 580 Days on market

Good condition

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

Key facts

• Open floor plan
• Computer desk niche
• Double master vanity

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• COMPUTER DESK NICHE
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• DOUBLE MASTER CLOSETS

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,354.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.9% below list).
• Recommended offer: $221k (16.9% below list) — sets the bar for 1% rule.

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: 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; 709 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 37% 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 $9k 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 580 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

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 $221,116 (16.9% 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 580 days. Have you received any prior offers? Is the seller open to a 17% 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 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $308,354
• List price: $265,990
• Delta: -13.74%
• 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
42409 Hamilton Ln	0.12mi	4/2.0 (+1)	1,858 (-2%)	1mo	$262,000	$141	86
42318 Blue Bay Dr	0.46mi	3/2.0	1,887 (0%)	4mo	$271,354	$144	76
42252 Florence Lance Ln	0.45mi	3/2.0	1,856 (-2%)	2mo	$290,604	$157	74
42210 Blue Bay Dr	0.54mi	3/2.0	1,887 (0%)	3mo	$271,944	$144	72
42143 Blue Bay Dr	0.54mi	3/2.0	1,887 (0%)	4mo	$274,800	$146	71
26092 Salt Grass Dr	0.46mi	4/2.5 (+1)	1,833 (-3%)	4mo	$269,235	$147	64
42213 Blue Bay Dr	0.56mi	4/2.5 (+1)	1,833 (-3%)	1mo	$270,075	$147	62
42333 Jasper Ln	0.46mi	3/2.0	1,685 (-11%)	2mo	$240,000	$142	59
42180 Dothan Pl	0.66mi	4/2.0 (+1)	1,820 (-4%)	2mo	$255,000	$140	57
42513 Blue Bay Dr	0.48mi	4/2.5 (+1)	1,738 (-8%)	3mo	$258,023	$148	55
41486 Dothan Pl	0.74mi	4/2.0 (+1)	1,820 (-4%)	2mo	$250,000	$137	53
42209 Atmore Pl	0.66mi	3/2.0	1,685 (-11%)	2mo	$259,000	$154	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: -28.0%
• Equity multiple: 0.08×
• Total profit: $-79,487
• Equity at exit: $45,977

10-year hold

• IRR: -38.6%
• Equity multiple: -0.40×
• Total profit: $-120,504
• Equity at exit: $26,661

Cash invested: $86,339 (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: 34 active · 20 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $275,572 ($146/sqft)
• Median days on market: 296 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +11.8% 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: 10.0×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,617
• Tax est. 1.5%: −$385 /mo · $4,625/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-384

Break-even live

Break-even rent $2,697

Max offer price $252,767

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-278	+0% $-384	+5% $-491	+10% $-597
Rent	-10% $-559	-5% $-471	+0% $-384	+5% $-297	+10% $-209
Rate	-1.0pp $-229	-0.5pp $-306	base $-384	+0.5pp $-464	+1.0pp $-545

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: $77,088
• Closing costs: $9,251
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26122 Trinity Ln Ponchatoula, LA	4.0	3.0	2175	$2,500	$1.15	139d	1	0.29mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	139d	1	0.48mi
42293 Atmore Pl Ponchatoula, LA	4.0	2.0	1820	$2,150	$1.18	139d	1	0.78mi

Listing history 50 events

1. 2026-09-24
   days on market $265,990 Active 580 DOM
2. 2026-09-22
   days on market $265,990 Active 579 DOM
3. 2026-09-21
   days on market $265,990 Active 578 DOM
4. 2026-09-20
   days on market $265,990 Active 577 DOM
5. 2026-09-19
   days on market $265,990 Active 576 DOM
6. 2026-09-18
   days on market $265,990 Active 575 DOM
7. 2026-09-17
   days on market $265,990 Active 574 DOM
8. 2026-09-16
   days on market $265,990 Active 573 DOM
9. 2026-09-15
   days on market $265,990 Active 572 DOM
10. 2026-09-14
    days on market $265,990 Active 571 DOM
11. 2026-09-13
    days on market $265,990 Active 570 DOM
12. 2026-09-12
    days on market $265,990 Active 569 DOM
13. 2026-09-11
    days on market $265,990 Active 568 DOM
14. 2026-09-05
    days on market $265,990 Active 562 DOM
15. 2026-09-04
    days on market $265,990 Active 561 DOM
16. 2026-09-03
    days on market $265,990 Active 560 DOM
17. 2026-09-02
    days on market $265,990 Active 559 DOM
18. 2026-08-30
    days on market $265,990 Active 556 DOM
19. 2026-08-29
    days on market $265,990 Active 555 DOM
20. 2026-08-28
    days on market $265,990 Active 554 DOM
21. 2026-08-27
    days on market $265,990 Active 553 DOM
22. 2026-08-26
    days on market $265,990 Active 552 DOM
23. 2026-08-25
    days on market $265,990 Active 551 DOM
24. 2026-08-24
    days on market $265,990 Active 550 DOM
25. 2026-08-23
    days on market $265,990 Active 549 DOM
26. 2026-08-22
    days on market $265,990 Active 548 DOM
27. 2026-08-21
    days on market $265,990 Active 547 DOM
28. 2026-08-20
    days on market $265,990 Active 546 DOM
29. 2026-08-19
    days on market $265,990 Active 545 DOM
30. 2026-08-18
    days on market $265,990 Active 544 DOM
31. 2026-08-17
    days on market $265,990 Active 543 DOM
32. 2026-08-16
    days on market $265,990 Active 542 DOM
33. 2026-08-15
    days on market $265,990 Active 541 DOM
34. 2026-08-14
    days on market $265,990 Active 540 DOM
35. 2026-08-13
    days on market $265,990 Active 539 DOM
36. 2026-08-12
    days on market $265,990 Active 538 DOM
37. 2026-08-11
    days on market $265,990 Active 537 DOM
38. 2026-08-10
    days on market $265,990 Active 536 DOM
39. 2026-08-09
    days on market $265,990 Active 535 DOM
40. 2026-08-08
    days on market $265,990 Active 534 DOM
41. 2026-08-07
    days on market $265,990 Active 533 DOM
42. 2026-08-06
    days on market $265,990 Active 532 DOM
43. 2026-08-05
    days on market $265,990 Active 531 DOM
44. 2026-08-04
    days on market $265,990 Active 530 DOM
45. 2026-08-03
    days on market $265,990 Active 529 DOM
46. 2026-07-31
    days on market $265,990 Active 526 DOM
47. 2026-07-30
    days on market $265,990 Active 525 DOM
48. 2026-07-29
    days on market $265,990 Active 524 DOM
49. 2026-07-27
    days on market $265,990 Active 522 DOM
50. 2026-07-25
    days on market $265,990 Active 520 DOM

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

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,534
• − Mortgage interest: −$17,273
• − Property taxes: −$4,625
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$8,970
• Taxable loss: −$10,121
• Est. tax savings @ 24.0%: +$2,429
• After-tax cash flow: $-2,181/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $9,435–$28,305 screening

This single-family home is in good condition with a good exterior and interior. It has a good floor plan and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and first impression ↑
• Both New flooring in bathrooms and kitchen — Modernizes spaces and improves functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 32/100

Zoned Schools

Elementary Champ Cooper Elementary School F LA #333/646 Nat'l #26,716/41,679 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

• 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

Price history

1 event — show timeline

• 2025-02-20 Listed $265,990 Zillow