Cherry Plan · Ponchatoula, LA 70454

$229,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily · 146 Days on market

Good condition Garage

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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 +6.7/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing The Cherry, a beautifully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,392 square feet of functional living space. This thoughtful layout is perfect for families, first-time homebuyers, and those seeking a smart, efficient floor plan in Cypress Reserve, Ponchatoula, La. Step inside from the welcoming front porch into a bright foyer that leads you toward the heart of the home. The Cherry features an open-concept living, dining, and kitchen area, creating a comfortable and inviting space for daily living and entertaining.

Key facts

• Open concept living
• Modern kitchen
• Granite countertops

Tags

• NEW CONSTRUCTION HOME
• OPEN CONCEPT LIVING
• MODERN KITCHEN
• WALK IN PANTRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (26.8% below list).
• Recommended offer: $168k (26.8% 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; 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 $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 146 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $168,306 (26.8% 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 146 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $250,990
• List price: $229,900
• Delta: -8.40%
• 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
40088 Cypress View Rd	0.14mi	3/2.0	1,320 (-5%)	11mo	$227,500	$172	75
24045 Conservation Way Ave	0.03mi	4/2.0 (+1)	1,562 (+12%)	0mo	$269,900	$173	73
24296 Cordgrass Ln	0.01mi	4/2.0 (+1)	1,506 (+8%)	12mo	$242,750	$161	71
24314 Cordgrass Ln	0.01mi	4/2.0 (+1)	1,506 (+8%)	12mo	$241,900	$161	71
24299 Cordgrass Ln	0.01mi	4/2.0 (+1)	1,506 (+8%)	12mo	$241,900	$161	70
40069 Cypress Reserve Blvd	0.08mi	4/2.0 (+1)	1,554 (+12%)	2mo	$226,500	$146	70
40122 Cypress View Rd	0.19mi	3/2.0	1,506 (+8%)	11mo	$236,500	$157	68
40091 Cypress View Rd	0.17mi	4/2.0 (+1)	1,567 (+13%)	3mo	$239,900	$153	63
40111 Cypress Reserver Blvd	0.13mi	4/2.0 (+1)	1,567 (+13%)	7mo	$235,000	$150	62
40363 Cypress Reserve Blvd	0.42mi	3/2.0	1,447 (+4%)	15mo	$245,000	$169	61
24231 Gadwall Ave	0.61mi	4/2.0 (+1)	1,555 (+12%)	14mo	$271,900	$175	36
24304 Gadwall Ave	0.69mi	4/2.0 (+1)	1,555 (+12%)	17mo	$272,900	$175	29

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: -30.9%
• Equity multiple: -0.00×
• Total profit: $-70,307
• Equity at exit: $37,423

10-year hold

• IRR: -48.4%
• Equity multiple: -0.56×
• Total profit: $-109,489
• Equity at exit: $21,701

Cash invested: $70,277 (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: 25 active · 17 under contract
• Months of supply: 13.6 mo (7%/mo absorbed)
• Median asking: $250,000 ($154/sqft)
• Median days on market: 318 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +17.3% 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: 11.4×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,316
• Tax est. 1.5%: −$314 /mo · $3,765/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-405

Break-even live

Break-even rent $2,196

Max offer price $192,398

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-318	+0% $-405	+5% $-492	+10% $-578
Rent	-10% $-538	-5% $-471	+0% $-405	+5% $-338	+10% $-272
Rate	-1.0pp $-279	-0.5pp $-341	base $-405	+0.5pp $-470	+1.0pp $-536

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: $62,747
• Closing costs: $7,530
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $229,900Inventory type: Plan (new construction)

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (plan)Address: Ponchatoula, LA
• Exterior features: Living area approximately 1,392

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Cherry (new construction plan)

Listing history 50 events

1. 2026-09-24
   days on market $229,900 Active 146 DOM
2. 2026-09-24
   days on market $229,900 Active 145 DOM
3. 2026-09-22
   days on market $229,900 Active 144 DOM
4. 2026-09-21
   days on market $229,900 Active 143 DOM
5. 2026-09-20
   days on market $229,900 Active 142 DOM
6. 2026-09-19
   days on market $229,900 Active 141 DOM
7. 2026-09-18
   days on market $229,900 Active 140 DOM
8. 2026-09-17
   days on market $229,900 Active 139 DOM
9. 2026-09-16
   days on market $229,900 Active 138 DOM
10. 2026-09-15
    days on market $229,900 Active 137 DOM
11. 2026-09-14
    days on market $229,900 Active 136 DOM
12. 2026-09-13
    days on market $229,900 Active 135 DOM
13. 2026-09-12
    days on market $229,900 Active 134 DOM
14. 2026-09-11
    days on market $229,900 Active 133 DOM
15. 2026-09-05
    days on market $229,900 Active 127 DOM
16. 2026-09-04
    days on market $229,900 Active 126 DOM
17. 2026-09-03
    days on market $229,900 Active 125 DOM
18. 2026-09-02
    days on market $229,900 Active 124 DOM
19. 2026-08-30
    days on market $229,900 Active 121 DOM
20. 2026-08-29
    days on market $229,900 Active 120 DOM
21. 2026-08-28
    days on market $229,900 Active 119 DOM
22. 2026-08-27
    days on market $229,900 Active 118 DOM
23. 2026-08-26
    days on market $229,900 Active 117 DOM
24. 2026-08-25
    days on market $229,900 Active 116 DOM
25. 2026-08-24
    days on market $229,900 Active 115 DOM
26. 2026-08-23
    days on market $229,900 Active 114 DOM
27. 2026-08-22
    days on market $229,900 Active 113 DOM
28. 2026-08-21
    days on market $229,900 Active 112 DOM
29. 2026-08-20
    days on market $229,900 Active 111 DOM
30. 2026-08-19
    days on market $229,900 Active 110 DOM
31. 2026-08-18
    days on market $229,900 Active 109 DOM
32. 2026-08-17
    days on market $229,900 Active 108 DOM
33. 2026-08-16
    days on market $229,900 Active 107 DOM
34. 2026-08-15
    days on market $229,900 Active 106 DOM
35. 2026-08-14
    days on market $229,900 Active 105 DOM
36. 2026-08-13
    days on market $229,900 Active 104 DOM
37. 2026-08-12
    days on market $229,900 Active 103 DOM
38. 2026-08-11
    days on market $229,900 Active 102 DOM
39. 2026-08-10
    days on market $229,900 Active 101 DOM
40. 2026-08-09
    days on market $229,900 Active 100 DOM
41. 2026-08-08
    days on market $229,900 Active 99 DOM
42. 2026-08-07
    days on market $229,900 Active 98 DOM
43. 2026-08-06
    days on market $229,900 Active 97 DOM
44. 2026-08-05
    days on market $229,900 Active 96 DOM
45. 2026-08-04
    days on market $229,900 Active 95 DOM
46. 2026-08-03
    days on market $229,900 Active 94 DOM
47. 2026-07-31
    days on market $229,900 Active 91 DOM
48. 2026-07-30
    days on market $229,900 Active 90 DOM
49. 2026-07-29
    days on market $229,900 Active 89 DOM
50. 2026-07-27
    days on market $229,900 Active 87 DOM

ⓘ 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: $20,197
• − Mortgage interest: −$14,059
• − Property taxes: −$3,765
• − Insurance: −$1,255
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$7,302
• Taxable loss: −$9,415
• Est. tax savings @ 24.0%: +$2,260
• After-tax cash flow: $-2,599/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $6,960–$20,880 screening

The Cherry Plan is a well-maintained single-story home with a good condition score, requiring minimal cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances — Upgrading appliances can make the kitchen more appealing to potential buyers. ↑
• Resale Flooring in bathrooms — Upgrading flooring in bathrooms can improve the overall aesthetic and functionality of the home. ↑

ⓘ 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 22/100

Zoned Schools

Elementary Woodland Park Magnet F LA #597/646 Nat'l #39,071/41,679 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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $229,900Inventory type: Plan (new construction)

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (plan)Address: Ponchatoula, LA
• Exterior features: Living area approximately 1,392

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Cherry (new construction plan)