19119 Greenleaf Cir · Hammond, LA 70454

$245,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 294 Days on market

Built 2016 $148/sqft · 9% below area Est $262k · 7% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +21.5/30.0
• ARV discount +10.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• 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

Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience--perfect for your next chapter!

Key facts

• Open floor plan
• Tankless heater
• Modern countertops

Tags

• OPEN FLOOR PLAN
• MODERN COUNTERTOPS
• GARDEN TUB
• TANKLESS HEATER
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% in Hammond — 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 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); 67% 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 41% 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 $7k 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 294 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $170k; 44% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
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: 1.00% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (median comp): $262,469
• List price: $245,000
• Delta: -6.66%
• 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
20278 Bella Gardens Cir	0.27mi	3/2.0	1,655 (-0%)	3mo	$215,000	$130	84
19078 Greenleaf Cir	0.12mi	3/2.0	1,714 (+3%)	7mo	$245,000	$143	83
19089 Greenleaf Cir	0.08mi	3/2.0	1,515 (-9%)	3mo	$213,999	$141	79
20195 Deveron Dr	0.31mi	3/2.0	1,718 (+4%)	9mo	$250,000	$146	72
42321 Cy Cir	0.16mi	3/2.0	1,887 (+14%)	5mo	$258,000	$137	66
42375 Wood Ave	0.25mi	3/2.0	1,887 (+14%)	4mo	$255,000	$135	62
20316 Clemson Way	0.29mi	4/2.0 (+1)	1,858 (+12%)	2mo	$279,900	$151	60
42059 Wood Ave	0.35mi	3/2.0	1,825 (+10%)	9mo	$253,675	$139	60
20151 Carolina Ct	0.39mi	3/2.0	1,887 (+14%)	5mo	$260,000	$138	55
42016 Wood Ave	0.44mi	4/2.0 (+1)	1,875 (+13%)	3mo	$274,500	$146	50
42467 Harlan Pl	0.42mi	4/2.0 (+1)	1,875 (+13%)	6mo	$279,900	$149	49
20044 Elijah Bnd	0.72mi	3/2.0	1,424 (-14%)	0mo	$241,900	$170	42

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-21,851
• Equity at exit: $36,530

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-10,987
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$102
• HOA: −$50
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $370

Break-even live

Break-even rent $1,986

Max offer price $245,000

Occupancy floor 80%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19216 Dr John Lambert Dr Hammond, LA	1.0–3.0	1.0–2.0	995	$1,808	$1.82	14d	10	1.05mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$3,840	$2.08	43d	1	1.11mi
42318 Andrea Ln Ponchatoula, LA	3.0	2.0	1291	$1,800	$1.39	43d	1	1.46mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-19
   days on market $245,000 Active 294 DOM
2. 2026-06-18
   days on market $245,000 Active 293 DOM
3. 2026-06-17
   days on market $245,000 Active 292 DOM
4. 2026-06-16
   days on market $245,000 Active 291 DOM
5. 2026-06-15
   days on market $245,000 Active 290 DOM
6. 2026-06-14
   days on market $245,000 Active 288 DOM
7. 2026-06-13
   days on market $245,000 Active 287 DOM
8. 2026-06-10
   days on market $245,000 Active 285 DOM
9. 2026-06-09
   days on market $245,000 Active 284 DOM
10. 2026-06-08
    days on market $245,000 Active 283 DOM
11. 2026-06-07
    days on market $245,000 Active 282 DOM
12. 2026-06-05
    days on market $245,000 Active 279 DOM
13. 2026-06-03
    days on market $245,000 Active 278 DOM
14. 2026-06-02
    days on market $245,000 Active 277 DOM
15. 2026-06-01
    days on market $245,000 Active 276 DOM
16. 2026-05-31
    days on market $245,000 Active 275 DOM
17. 2026-05-30
    days on market $245,000 Active 274 DOM
18. 2026-04-08
    price $245,000 345-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

19. 2026-04-08
    price $245,000 350-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

20. 2026-01-09
    price $249,000 345-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

21. 2026-01-09
    price $249,000 350-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

22. 2025-09-22
    price $254,000 345-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

23. 2025-09-22
    price $254,000 350-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

24. 2025-08-29
    listed $259,000 Active 345-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

25. 2025-08-29
    listed $259,000 Active 350-char remark

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

26. 2025-08-29
    listed $254,000 Active

    Show marketing remark (350 chars)

    Charming 3-bedroom, 2-bath home in the heart of Ponchatoula featuring an open floor plan, modern countertops, and a spacious primary suite. Relax in the garden tub, enjoy endless hot water with the tankless heater, and take advantage of the large walk-in closet. This home combines comfort, style, and convenience—perfect for your next chapter!

27. 2017-01-03
    soldstatus $169,820 Sold
28. 2016-10-07
    listed $169,820
29. 2016-10-07
    listed $169,820
30. 2000-04-27
    soldstatus $69,000

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 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: $29,444
• − Mortgage interest: −$13,724
• − Property taxes: −$1,584
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$600
• − Depreciation: −$7,127
• Taxable income: $473
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $4,321/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 — 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

+255.1% since first listed

13 events — show timeline

• 2026-04-08 Price Changed $245,000 AcadianaMLS
• 2026-04-08 Price Changed $245,000 GSREIN
• 2026-01-09 Price Changed $249,000 AcadianaMLS
• 2026-01-09 Price Changed $249,000 GSREIN
• 2025-09-22 Price Changed $254,000 AcadianaMLS
• 2025-09-22 Price Changed $254,000 GSREIN
• 2025-08-29 Listed $254,000 AcadianaMLS
• 2025-08-29 Listed $259,000 GSREIN
• 2025-08-29 Listed $259,000 AcadianaMLS
• 2017-01-03 Sold (MLS) $169,820 GSREIN
• 2016-10-07 Listed $169,820 AcadianaMLS
• 2016-10-07 Listed $169,820 GSREIN
• 2000-04-27 Sold (Public Records) $69,000 Public Records

Property tax history

+32.6%/yr

Latest (2025): $1,584 · +1.0% YoY. Source: county tax records.