16405 Amour Dr · Ponchatoula, LA 70454

$1,000,000

256 bd · 256.0 ba · 10,000 sqft · MultiFamily · 244 Days on market

Built 2000 Good condition ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

Key facts

• 2.13 acres
• Individually metered
• 2 parking spots

Tags

• 16 UNIT APARTMENT COMPLEX
• WASHER AND DRYER HOOKUPS
• INDIVIDUALLY METERED
• DESIGNATED PARKING SPOTS
• 2.13 ACRES
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Driveway with two parking spaces
• Utilities: Public water; Sewer connected to treatment plant
• Home design: Single-story; Brick exterior; Shingle roof; Slab foundation
• Construction: Built with brick construction
• Exterior features: Outside city limits; Rectangular lot; Lot dimensions approximately 125 x 320

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 16 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 16 × 1-bed/1-bath units multifamily listed at $1.00M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive. Per door: $434/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.00M).
• Recommended offer: $880k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• At $17,547/mo this rent would consume 294% of the median local household income ($72k/yr) (locally 479% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $280k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($880k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $200k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $880,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 14.63%
• Cash-on-cash: 29.79%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.86×
• Total profit: $240,585
• Equity at exit: $149,103

10-year hold

• IRR: 28.2%
• Equity multiple: 3.22×
• Total profit: $622,595
• Equity at exit: $86,462

Cash invested: $280,000 (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: 76.0×

Monthly cashflow live

• Estimated rent: $17,547 medium
• Mortgage (P&I): −$5,244
• Tax est. 1.5%: −$1,250 /mo · $15,000/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,685
• Net cashflow: $6,951

Break-even live

Break-even rent $8,748

Max offer price $1,000,000

Occupancy floor 55%

Sensitivity live

Price	-10% $7,642	-5% $7,297	+0% $6,951	+5% $6,606	+10% $6,260
Rent	-10% $5,565	-5% $6,258	+0% $6,951	+5% $7,644	+10% $8,338
Rate	-1.0pp $7,455	-0.5pp $7,206	base $6,951	+0.5pp $6,692	+1.0pp $6,429

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	1	1	$17,552
Total (16 units)			$17,547

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $1,000,000 Active 244 DOM
2. 2026-06-18
   days on market $1,000,000 Active 243 DOM
3. 2026-06-17
   days on market $1,000,000 Active 242 DOM
4. 2026-06-16
   days on market $1,000,000 Active 241 DOM
5. 2026-06-15
   days on market $1,000,000 Active 240 DOM
6. 2026-06-14
   days on market $1,000,000 Active 238 DOM
7. 2026-06-13
   days on market $1,000,000 Active 237 DOM
8. 2026-06-10
   days on market $1,000,000 Active 235 DOM
9. 2026-06-09
   days on market $1,000,000 Active 234 DOM
10. 2026-06-08
    days on market $1,000,000 Active 233 DOM
11. 2026-06-07
    days on market $1,000,000 Active 232 DOM
12. 2026-06-05
    days on market $1,000,000 Active 229 DOM
13. 2026-06-03
    days on market $1,000,000 Active 228 DOM
14. 2026-06-02
    days on market $1,000,000 Active 227 DOM
15. 2026-06-01
    days on market $1,000,000 Active 226 DOM
16. 2026-05-31
    days on market $1,000,000 Active 225 DOM
17. 2026-05-30
    days on market $1,000,000 Active 224 DOM
18. 2026-05-22
    status Active 571-char remark

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

19. 2026-05-22
    status Active

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

20. 2026-04-20
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

21. 2026-04-20
    status Pending

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

22. 2026-02-24
    price $1,000,000 571-char remark

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

23. 2026-02-24
    price $1,000,000

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

24. 2025-09-17
    listed $1,200,000 Active 571-char remark

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

25. 2025-09-17
    listed $1,200,000 Active

    Show marketing remark (571 chars)

    Excellent investment opportunity in Ponchatoula! This 16-unit apartment complex at 16405 Amour Drive features all 1-bedroom, 1-bath units. Each apartment offers washer and dryer hookups and is individually metered for water and electricity, keeping operating costs efficient. Each unit has two designated parking spots. The units sit on 2.13 Acres. Conveniently located by Restaurants, shopping, and commuter routes, the property has strong rental potential and room for value-add improvements. A rare chance to acquire a stabilized multifamily asset in a growing market.

26. 2025-02-03
    listed $1,200,000 Active

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

Taxation est. · year 1

• Rental income: $210,564
• − Mortgage interest: −$56,016
• − Property taxes: −$15,000
• − Insurance: −$5,000
• − Repairs & maintenance: −$16,845
• − Management: −$16,845
• − Depreciation: −$29,091
• Taxable income: $71,767
• Est. tax owed @ 24.0%: −$17,224
• After-tax cash flow: $66,192/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 · 13 photos

Good 80/100 Cosmetic rehab

This 16-unit apartment complex is in good condition with no major repairs needed. Painting and flooring upgrades can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters. ↑

ⓘ 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 — 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: 17,897
• 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

-16.7% since first listed

9 events — show timeline

• 2026-05-22 Relisted — AcadianaMLS
• 2026-05-22 Relisted — GSREIN
• 2026-04-20 Pending — AcadianaMLS
• 2026-04-20 Pending — GSREIN
• 2026-02-24 Price Changed $1,000,000 AcadianaMLS
• 2026-02-24 Price Changed $1,000,000 GSREIN
• 2025-09-17 Listed $1,200,000 GSREIN
• 2025-09-17 Listed $1,200,000 AcadianaMLS
• 2025-02-03 Listed $1,200,000 AcadianaMLS