145 Bernice St · Ponchatoula, LA 70454

$50,300

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 66 Days on market

Built 1962 5,780 sqft lot $50/sqft · 67% below area

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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
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1962 featuring 3 bedrooms and 1 bathrooms. Take a drive by and see if this may be your next investment. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 5,780 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $348 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago 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.
• Current owner paid $42k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,282 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.04% ✓
• Cap rate: 27.64%
• Cash-on-cash: 76.24%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (median comp): $156,407
• List price: $50,300
• Delta: -67.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Bernice Ln	0.01mi	3/1.0	1,100 (+10%)	10mo	$140,000	$127	75
170 Saxon St	0.12mi	2/1.0 (-1)	1,121 (+12%)	10mo	$40,000	$36	61
180 N Second St	0.37mi	2/1.0 (-1)	860 (-14%)	8mo	$34,000	$40	48
659 S 2nd St	0.69mi	3/1.0	1,102 (+10%)	23mo	$50,000	$45	32

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: 73.6%
• Equity multiple: 4.22×
• Total profit: $45,326
• Equity at exit: $7,500

10-year hold

• IRR: 76.8%
• Equity multiple: 8.04×
• Total profit: $99,088
• Equity at exit: $4,349

Cash invested: $14,084 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$264
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $895

Break-even live

Break-even rent $397

Max offer price $50,300

Occupancy floor 36%

Sensitivity live

Price	-10% $923	-5% $909	+0% $895	+5% $881	+10% $866
Rent	-10% $774	-5% $834	+0% $895	+5% $955	+10% $1,016
Rate	-1.0pp $920	-0.5pp $908	base $895	+0.5pp $882	+1.0pp $869

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: $12,575
• Closing costs: $1,509
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	0.48mi
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	44d	1	0.49mi
39329 Brookfield Dr Ponchatoula, LA	3.0	2.0	1385	$2,000	$1.44	44d	1	1.05mi
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	24d	1	1.24mi

Listing history 23 events

1. 2026-06-19
   days on market $50,300 Active 66 DOM
2. 2026-06-18
   days on market $50,300 Active 65 DOM
3. 2026-06-17
   days on market $50,300 Active 64 DOM
4. 2026-06-16
   days on market $50,300 Active 63 DOM
5. 2026-06-15
   days on market $50,300 Active 62 DOM
6. 2026-06-14
   days on market $50,300 Active 60 DOM
7. 2026-06-13
   days on market $50,300 Active 59 DOM
8. 2026-06-10
   days on market $50,300 Active 57 DOM
9. 2026-06-09
   days on market $50,300 Active 56 DOM
10. 2026-06-08
    days on market $50,300 Active 55 DOM
11. 2026-06-07
    days on market $50,300 Active 54 DOM
12. 2026-06-05
    days on market $50,300 Active 51 DOM
13. 2026-06-03
    days on market $50,300 Active 50 DOM
14. 2026-06-02
    days on market $50,300 Active 49 DOM
15. 2026-06-01
    days on market $50,300 Active 48 DOM
16. 2026-05-31
    days on market $50,300 Active 47 DOM
17. 2026-05-30
    days on market $50,300 Active 46 DOM
18. 2026-04-14
    listed $50,300 Active 383-char remark

    Show marketing remark (374 chars)

    Great Opportunity to own this single-family home built in 1962 featuring 3 bedrooms and 1 bathrooms. Take a drive by and see if this may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

19. 2026-04-14
    listed $50,300 Active 374-char remark

    Show marketing remark (374 chars)

    Great Opportunity to own this single-family home built in 1962 featuring 3 bedrooms and 1 bathrooms. Take a drive by and see if this may be your next investment. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

20. 2001-03-01
    soldstatus $42,000
21. 2001-02-28
    soldstatus $42,000
22. 2000-11-09
    listed $44,900
23. 2000-11-09
    listed $44,900

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $344 · $29/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,354
• − Mortgage interest: −$2,818
• − Property taxes: −$344
• − Insurance: −$252
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$1,463
• Taxable income: $10,540
• Est. tax owed @ 24.0%: −$2,530
• After-tax cash flow: $8,209/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.

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: 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: 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

+12.0% since first listed

6 events — show timeline

• 2026-04-14 Listed $50,300 AcadianaMLS
• 2026-04-14 Listed $50,300 GSREIN
• 2001-03-01 Sold (Public Records) $42,000 Public Records
• 2001-02-28 Sold (MLS) $42,000 GSREIN
• 2000-11-09 Listed $44,900 AcadianaMLS
• 2000-11-09 Listed $44,900 GSREIN

Property tax history

+0.9%/yr

Latest (2025): $344 · +1.5% YoY. Source: county tax records.