23272 Hideaway Ln · Ponchatoula, LA 70454

$90,000

2 bd · 1.0 ba · 833 sqft · SingleFamily · 16 Days on market

Built 1971 Fair condition 2.20 ac lot $108/sqft · 39% below area Est $147k · 39% under ↓ 28% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom 1 bath home on 2.198 acres. Located at the end of a private lane. Great starter home or investment property. Kitchen/dining room combo, washer/dryer hookups are located in the bathroom.

Key facts

• Private lane
• Washer dryer hookups
• 2.2 acre lot

Tags

• PRIVATE LANE
• KITCHEN DINING ROOM COMBO
• WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $8 ($96/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 5.5% 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.
• 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; 813 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $147,231
• List price: $90,000
• Delta: -38.87%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42297 Warren Dr	1.84mi	2/2.0	830 (-0%)	2mo	$121,900	$147	59
42300 Warren Dr	1.81mi	2/1.0	854 (+2%)	6mo	$131,000	$153	56
42286 Andrea Ln	1.87mi	2/2.0	840 (+1%)	8mo	$142,000	$169	53
21389 Southern Pines Blvd	1.83mi	2/2.0	827 (-1%)	17mo	$107,000	$129	45
39808 Watters Rd	2.07mi	2/2.0	770 (-8%)	6mo	$64,900	$84	43
42231 Southern Pines Blvd	1.80mi	2/1.0	926 (+11%)	8mo	$150,000	$162	40
42240 Southern Pines Blvd	1.77mi	2/1.5	1,020 (+22%)	3mo	$144,681	$142	36
42302 Andrea Ln	1.87mi	2/2.0	1,050 (+26%)	6mo	$189,000	$180	31
42304 Diego Dr	1.92mi	3/2.0 (+1)	1,056 (+27%)	1mo	$149,000	$141	30
21365 Southern Pines Blvd	1.88mi	3/2.0 (+1)	1,076 (+29%)	2mo	$164,900	$153	29
21325 Southern Pines Blvd	1.95mi	3/2.0 (+1)	1,076 (+29%)	8mo	$140,000	$130	24
42310 Andrea Ln	1.87mi	2/2.0	997 (+20%)	15mo	$178,000	$179	24

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-16,871
• Equity at exit: $13,419

10-year hold

• IRR: -24.2%
• Equity multiple: 0.01×
• Total profit: $-24,937
• Equity at exit: $7,782

Cash invested: $25,200 (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: 813
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $8

Break-even live

Break-even rent $1,327

Max offer price $90,000

Occupancy floor 94%

Sensitivity live

Price	-10% $70	-5% $39	+0% $8	+5% $-23	+10% $-54
Rent	-10% $-98	-5% $-45	+0% $8	+5% $61	+10% $114
Rate	-1.0pp $53	-0.5pp $31	base $8	+0.5pp $-15	+1.0pp $-39

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterNatural gas unavailable
• Home design: Single-family residenceCottageOne story
• Construction: Slab foundationMetal roof

Interior

• Kitchen: RangeOven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingWindow unit cooling

Listing history 50 events

1. 2026-11-08
   days on market $90,000 Active 16 DOM
2. 2026-11-07
   days on market $90,000 Active 15 DOM
3. 2026-11-06
   days on market $90,000 Active 14 DOM
4. 2026-11-05
   days on market $90,000 Active 13 DOM
5. 2026-11-04
   days on market $90,000 Active 12 DOM
6. 2026-11-02
   days on market $90,000 Active 10 DOM
7. 2026-11-01
   days on market $90,000 Active 9 DOM
8. 2026-10-31
   days on market $90,000 Active 8 DOM
9. 2026-10-30
   days on market $90,000 Active 7 DOM
10. 2026-10-29
    days on market $90,000 Active 6 DOM
11. 2026-10-28
    days on market $90,000 Active 5 DOM
12. 2026-10-27
    days on market $90,000 Active 4 DOM
13. 2026-10-26
    days on market $90,000 Active 3 DOM
14. 2026-10-25
    days on market $90,000 Active 2 DOM
15. 2026-10-24
    days on marketlisting id $90,000 Active 1 DOM
16. 2026-10-23
    days on market $90,000 Active 137 DOM
17. 2026-10-22
    days on market $90,000 Active 136 DOM
18. 2026-10-21
    days on market $90,000 Active 135 DOM
19. 2026-10-21
    price $90,000 Active 134 DOM
20. 2026-10-20
    days on market $125,000 Active 134 DOM

    Show marketing remark (200 chars)

    Cute 2 bedroom 1 bath home on 2.198 acres. Located at the end of a private lane. Great starter home or investment property. Kitchen/dining room combo, washer/dryer hookups are located in the bathroom.

21. 2026-10-19
    days on market $125,000 Active 133 DOM
22. 2026-10-18
    days on market $125,000 Active 132 DOM
23. 2026-10-17
    days on market $125,000 Active 131 DOM
24. 2026-10-16
    days on market $125,000 Active 130 DOM
25. 2026-10-15
    days on market $125,000 Active 129 DOM
26. 2026-10-14
    days on market $125,000 Active 128 DOM
27. 2026-10-13
    days on market $125,000 Active 127 DOM
28. 2026-10-12
    days on market $125,000 Active 126 DOM
29. 2026-10-11
    days on market $125,000 Active 125 DOM
30. 2026-10-10
    days on market $125,000 Active 124 DOM
31. 2026-10-09
    days on market $125,000 Active 123 DOM
32. 2026-10-08
    days on market $125,000 Active 122 DOM
33. 2026-10-07
    days on market $125,000 Active 121 DOM
34. 2026-10-06
    days on market $125,000 Active 120 DOM
35. 2026-10-05
    days on market $125,000 Active 119 DOM
36. 2026-10-04
    days on market $125,000 Active 118 DOM
37. 2026-10-03
    days on market $125,000 Active 117 DOM
38. 2026-10-02
    days on market $125,000 Active 116 DOM
39. 2026-10-01
    days on market $125,000 Active 115 DOM
40. 2026-09-30
    days on market $125,000 Active 114 DOM
41. 2026-09-29
    days on market $125,000 Active 113 DOM
42. 2026-09-28
    days on market $125,000 Active 112 DOM
43. 2026-09-27
    days on market $125,000 Active 111 DOM
44. 2026-09-26
    days on market $125,000 Active 110 DOM
45. 2026-09-25
    days on market $125,000 Active 109 DOM
46. 2026-09-24
    days on market $125,000 Active 108 DOM
47. 2026-09-24
    days on market $125,000 Active 107 DOM
48. 2026-09-22
    days on market $125,000 Active 106 DOM
49. 2026-09-21
    days on market $125,000 Active 105 DOM
50. 2026-09-20
    days on market $125,000 Active 104 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,048
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,618
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $359/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 · 8 photos

Fair 45/100 Moderate rehab Est. rehab $20,825–$37,485 screening

This home requires significant exterior and interior maintenance, including landscaping and painting, to improve its condition and value.

Repairs flagged

• Major Overgrown vegetation — Significant overgrowth requires extensive trimming and landscaping.
• Major Exterior cleaning — Overgrown vegetation and lack of maintenance suggest a thorough cleaning is needed.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced curb appeal can increase both resale and rental value. ↑
• Both Interior painting — Fresh paint can improve the home's appearance and increase its value. ↑
• Both HVAC and mechanical system maintenance — A clean and functioning HVAC system is essential for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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%
• 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

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterNatural gas unavailable
• Home design: Single-family residenceCottageOne story
• Construction: Slab foundationMetal roof

Interior

• Kitchen: RangeOven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingWindow unit cooling

Price history

-28.0% since first listed

5 events — show timeline

• 2026-10-20 Price Changed $90,000 AcadianaMLS
• 2026-10-20 Price Changed $90,000 GSREIN
• 2026-06-08 Listed $90,000 ROAM MLS
• 2026-06-08 Listed $125,000 GSREIN
• 2026-06-08 Listed $125,000 AcadianaMLS