Cognac V A Plan · Hammond, LA 70454

$282,990

4 bd · 2.0 ba · 2,171 sqft · SingleFamily · 484 Days on market

Poor 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• 1% rule +2.1/10.0
• Schools +2.0/10.0
• DSCR +1.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Cognac V A floor plan by DSLD Homes, an energy-efficient home designed to offer the perfect blend of style, functionality, and sustainability. With 2,171 square feet of living space and a total area of 2,922 square feet, this home provides ample space for families who seek modern comfort and energy savings. The open floor plan creates an expansive and inviting atmosphere that connects the kitchen, living room, and dining areas, ideal for both everyday living and entertaining. Featuring four bedrooms and two bathrooms, the Cognac V A offers generous space to accommodate growing families, while ensuring privacy and comfort for everyone. The kitchen is thoughtfully designed with recessed can lighting and includes a walk-in pantry for ample storage. The boot bench offers added convenience in the mudroom, keeping your home organized and clutter-free. The living room is bright and welcoming, providing a space for relaxation and family gatherings. The master suite is a luxurious retreat, complete with a double vanity, garden tub, separate master shower, and a walk-in master closet that offers plenty of storage. The home's stucco, brick, and siding exterior provides both durability and curb appeal, while the covered patio allows for outdoor enjoyment year-round. The two-car garage adds practical storage and parking options, while the Cognac V A floor plan is designed with energy-efficient features that help reduce utility costs, making this home both affordable an

Key facts

• Open floor plan
• Pocket office
• Garden master tub

Tags

• OPEN FLOOR PLAN
• BRICK AND STUCCO EXTERIOR
• BOOT BENCH IN MUDROOM
• POCKET OFFICE
• DOUBLE MASTER VANITY
• GARDEN MASTER TUB

🏗️ New construction. The $282,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $331,383.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $283k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (17.3% below list).
• Recommended offer: $234k (17.3% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 39% 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 $10k 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 484 days — a 12% lower offer ($249k) 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 $233,906 (17.3% 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 484 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $331,383
• List price: $282,990
• Delta: -14.60%
• 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
26076 Salt Grass Dr	0.40mi	4/2.0	2,171 (0%)	6mo	$288,720	$133	76
42231 Blue Bay Dr	0.54mi	4/2.0	2,171 (0%)	7mo	$289,610	$133	69
42516 Willis Rd	0.26mi	3/2.5 (-1)	2,278 (+5%)	4mo	$350,000	$154	69
42163 Blue Bay Dr	0.53mi	4/3.0	2,175 (+0%)	3mo	$344,987	$159	69
42223 Blue Bay Dr	0.55mi	4/3.0	2,175 (+0%)	7mo	$319,395	$147	64
42416 Blue Bay Dr	0.48mi	4/3.0	2,072 (-5%)	3mo	$279,980	$135	63
42282 Blue Bay Dr	0.50mi	4/3.0	2,072 (-5%)	3mo	$283,715	$137	63
26060 Salt Grass Dr	0.40mi	4/3.0	2,342 (+8%)	6mo	$325,035	$139	59
42318 Blue Bay Dr	0.46mi	3/2.0 (-1)	1,887 (-13%)	1mo	$271,354	$144	51
42521 Blue Bay Dr	0.48mi	3/2.0 (-1)	1,887 (-13%)	2mo	$271,015	$144	49
42143 Blue Bay Dr	0.54mi	3/2.0 (-1)	1,887 (-13%)	1mo	$274,800	$146	47
42362 Blue Bay Dr	0.43mi	3/2.0 (-1)	1,887 (-13%)	8mo	$270,150	$143	47

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: -28.7%
• Equity multiple: 0.06×
• Total profit: $-87,212
• Equity at exit: $49,410

10-year hold

• IRR: -40.8%
• Equity multiple: -0.43×
• Total profit: $-133,141
• Equity at exit: $28,652

Cash invested: $92,787 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$1,738
• Tax est. 1.5%: −$414 /mo · $4,971/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-442

Break-even live

Break-even rent $2,899

Max offer price $267,388

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: $82,846
• Closing costs: $9,942
• 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	43d	1	0.29mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	43d	1	0.48mi
42293 Atmore Pl Ponchatoula, LA	4.0	2.0	1820	$2,150	$1.18	43d	1	0.78mi

Listing history 18 events

1. 2026-06-19
   days on market $282,990 Active 484 DOM
2. 2026-06-18
   days on market $282,990 Active 483 DOM
3. 2026-06-17
   days on market $282,990 Active 482 DOM
4. 2026-06-16
   days on market $282,990 Active 481 DOM
5. 2026-06-15
   days on market $282,990 Active 480 DOM
6. 2026-06-14
   days on market $282,990 Active 478 DOM
7. 2026-06-13
   days on market $282,990 Active 477 DOM
8. 2026-06-10
   days on market $282,990 Active 475 DOM
9. 2026-06-09
   days on market $282,990 Active 474 DOM
10. 2026-06-08
    days on market $282,990 Active 473 DOM
11. 2026-06-07
    days on market $282,990 Active 472 DOM
12. 2026-06-05
    days on market $282,990 Active 469 DOM
13. 2026-06-03
    days on market $282,990 Active 468 DOM
14. 2026-06-02
    days on market $282,990 Active 467 DOM
15. 2026-06-01
    days on market $282,990 Active 466 DOM
16. 2026-05-31
    days on market $282,990 Active 465 DOM
17. 2026-05-30
    days on market $282,990 Active 464 DOM
18. 2025-02-20
    listed $282,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Introducing the Cognac V A floor plan by DSLD Homes, an energy-efficient home designed to offer the perfect blend of style, functionality, and sustainability. With 2,171 square feet of living space and a total area of 2,922 square feet, this home provides ample space for families who seek modern comfort and energy savings. The open floor plan creates an expansive and inviting atmosphere that connects the kitchen, living room, and dining areas, ideal for both everyday living and entertaining. Featuring four bedrooms and two bathrooms, the Cognac V A offers generous space to accommodate growing families, while ensuring privacy and comfort for everyone. The kitchen is thoughtfully designed with recessed can lighting and includes a walk-in pantry for ample storage. The boot bench offers added convenience in the mudroom, keeping your home organized and clutter-free. The living room is bright and welcoming, providing a space for relaxation and family gatherings. The master suite is a luxurious retreat, complete with a double vanity, garden tub, separate master shower, and a walk-in master closet that offers plenty of storage. The home's stucco, brick, and siding exterior provides both durability and curb appeal, while the covered patio allows for outdoor enjoyment year-round. The two-car garage adds practical storage and parking options, while the Cognac V A floor plan is designed with energy-efficient features that help reduce utility costs, making this home both affordable an

ⓘ 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: $28,069
• − Mortgage interest: −$18,563
• − Property taxes: −$4,971
• − Insurance: −$1,657
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$9,640
• Taxable loss: −$11,253
• Est. tax savings @ 24.0%: +$2,701
• After-tax cash flow: $-2,606/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 · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with overgrown vegetation and a lack of maintenance. Significant repairs and landscaping are needed to improve its curb appeal and overall condition.

Repairs flagged

• Major overgrown vegetation — The dense vegetation obscures the view of the property and suggests a lack of maintenance.
• Major landscaping — The dense vegetation negatively impacts curb appeal and suggests a lack of maintenance.

Value-add opportunities

• Both landscaping and vegetation removal — Removing the overgrown vegetation and landscaping would improve curb appeal and make the property more attractive for both resale and rental.
• Both exterior painting — Painting the exterior would improve the home's appearance and make it more attractive for both resale and rental.
• Both roof inspection — Inspecting the roof for any damage or wear would ensure the home's structural integrity and improve its overall condition for resale or rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · The dense vegetation obscures the view of the property and suggests a lack of maintenance.	Major	$15,000–50,000
landscaping · The dense vegetation negatively impacts curb appeal and suggests a lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and vegetation removal — Removing the overgrown vegetation and landscaping would improve curb appeal and make the property more attractive for both resale and rental. ↑
• Both exterior painting — Painting the exterior would improve the home's appearance and make it more attractive for both resale and rental. ↑
• Both roof inspection — Inspecting the roof for any damage or wear would ensure the home's structural integrity and improve its overall condition for resale or rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-02-20 Listed $282,990 Zillow