41014 Waxmyrtle Rd · Ponchatoula, LA 70454

$264,900

3 bd · 2.0 ba · 1,543 sqft · SingleFamily · 60 Days on market

Built 2026 Good condition 7,492 sqft lot Garage $172/sqft · 23% above area Est $334k · 21% under $53/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +6.0/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• 1% rule +1.6/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Evergreen floor plan, a thoughtfully designed home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. Welcome to , a new home in . The Evergreen has 3 spacious bedrooms, 2 bathrooms, and approximately 1,588 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms--perfect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Evergreen floor plan? Contact us today to learn more and schedule your personal tour! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• 7,492 sq ft lot
• Garage
• Community pool

Tags

• LOW-MAINTENANCE HOMESITE
• OPEN-CONCEPT LIVING AREA
• SHAKER-STYLE CABINETRY
• 3 CM GRANITE COUNTERTOPS
• SINGLE-BASIN UNDERMOUNT SINK
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (34.1% below list).
• Recommended offer: $175k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.5% in Ponchatoula — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 628 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 60 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $174,658 (34.1% 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 60 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.66% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 12.6

CMA / ARV

• ARV (median comp): $333,843
• List price: $264,900
• Delta: -18.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24335 Cordgrass Ln	0.00mi	4/2.0 (+1)	1,506 (-2%)	4mo	$234,750	$156	88
24326 Cordgrass Ln	0.00mi	4/2.0 (+1)	1,506 (-2%)	4mo	$229,900	$153	88
24323 Cordgrass Ln	0.00mi	4/2.0 (+1)	1,506 (-2%)	7mo	$231,645	$154	86
24311 Cordgrass Ln	0.00mi	4/2.0 (+1)	1,506 (-2%)	8mo	$234,900	$156	85
24321 Gadwall Ave	0.00mi	3/2.0	1,510 (-2%)	14mo	$267,500	$177	84
24442 Mckinley Ln	0.32mi	3/2.0	1,569 (+2%)	2mo	$265,000	$169	80
24292 Gadwall Ave	0.00mi	4/2.0 (+1)	1,555 (+1%)	16mo	$269,900	$174	80
24304 Gadwall Ave	0.28mi	4/2.0 (+1)	1,555 (+1%)	16mo	$272,900	$175	68
24231 Gadwall Ave	0.42mi	4/2.0 (+1)	1,555 (+1%)	12mo	$271,900	$175	64
24252 Gadwall Ave	0.37mi	4/2.0 (+1)	1,555 (+1%)	18mo	$250,000	$161	61
40363 Cypress Reserve Blvd	0.48mi	3/2.0	1,447 (-6%)	14mo	$245,000	$169	56
40293 Sedgwick Ln	0.67mi	4/2.0 (+1)	1,750 (+13%)	13mo	$240,500	$137	30

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: -33.3%
• Equity multiple: -0.06×
• Total profit: $-78,976
• Equity at exit: $39,497

10-year hold

• IRR: -57.9%
• Equity multiple: -0.69×
• Total profit: $-125,589
• Equity at exit: $22,904

Cash invested: $74,172 (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: 56 active · 17 under contract
• Months of supply: 22.4 mo (4%/mo absorbed)
• Median asking: $261,990 ($152/sqft)
• Median days on market: 330 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +42.4% 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: 628
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$53
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-504

Break-even live

Break-even rent $2,384

Max offer price $191,990

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-412	+0% $-504	+5% $-595	+10% $-687
Rent	-10% $-642	-5% $-573	+0% $-504	+5% $-435	+10% $-366
Rate	-1.0pp $-370	-0.5pp $-436	base $-504	+0.5pp $-573	+1.0pp $-642

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: $66,225
• Closing costs: $7,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	93d	1	0.46mi

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association (Cypress Reserve) with annual feeAnnual HOA fee of $635Community pool

Exterior

• Parking: Garage with two spaces
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerEnergy-efficient appliances, HVAC, and water heater
• Home design: Single-storyNew construction (in progress)Property faces unspecified direction
• Construction: New constructionBrick and vinyl siding exteriorShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered concrete porchPorchCommunity pool

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeENERGY STAR qualified appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: PantryStone countersStainless steel appliancesSmart home
• Laundry & utility: Washer hookupDryer hookup

Listing history 24 events

1. 2026-08-08
   days on market $264,900 Active 60 DOM
2. 2026-08-07
   pricedays on market $264,900 Active 59 DOM
3. 2026-08-06
   days on market $269,900 Active 58 DOM
4. 2026-08-05
   days on market $269,900 Active 57 DOM
5. 2026-08-04
   days on market $269,900 Active 56 DOM
6. 2026-08-03
   days on market $269,900 Active 55 DOM
7. 2026-07-31
   days on market $269,900 Active 52 DOM
8. 2026-07-30
   days on market $269,900 Active 51 DOM
9. 2026-07-29
   pricedays on market $269,900 Active 50 DOM
10. 2026-07-27
    days on market $270,715 Active 48 DOM
11. 2026-07-25
    days on market $270,715 Active 46 DOM
12. 2026-07-24
    days on market $270,715 Active 45 DOM
13. 2026-07-23
    days on market $270,715 Active 44 DOM
14. 2026-07-22
    days on market $270,715 Active 43 DOM
15. 2026-07-21
    days on market $270,715 Active 42 DOM
16. 2026-07-18
    days on market $270,715 Active 39 DOM
17. 2026-07-16
    days on market $270,715 Active 37 DOM
18. 2026-07-16
    days on market $270,715 Active 36 DOM
19. 2026-07-14
    days on market $270,715 Active 35 DOM
20. 2026-07-13
    days on market $270,715 Active 34 DOM
21. 2026-07-12
    days on market $270,715 Active 33 DOM
22. 2026-07-11
    pricestatusdays on market $270,715 Active 32 DOM
23. 2026-04-21
    listed $268,900 Active 1753-char remark

    Show marketing remark (1747 chars)

    Welcome to the Evergreen floor plan, a thoughtfully designed home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. Welcome to , a new home in . The Evergreen has 3 spacious bedrooms, 2 bathrooms, and approximately 1,588 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms--perfect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Evergreen floor plan? Contact us today to learn more and schedule your personal tour! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

24. 2026-04-21
    listed $268,900 Active 1747-char remark

    Show marketing remark (1747 chars)

    Welcome to the Evergreen floor plan, a thoughtfully designed home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. Welcome to , a new home in . The Evergreen has 3 spacious bedrooms, 2 bathrooms, and approximately 1,588 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms--perfect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Evergreen floor plan? Contact us today to learn more and schedule your personal tour! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

ⓘ 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: $20,959
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$636
• − Depreciation: −$7,706
• Taxable loss: −$10,873
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $-3,437/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good balance of style and functionality, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves functionality and appearance ↑
• Resale New kitchen appliances — Modernizes the kitchen and adds value ↑

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%
• 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: Home warranty included
• HOA & community: Homeowners association (Cypress Reserve) with annual feeAnnual HOA fee of $635Community pool

Exterior

• Parking: Garage with two spaces
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerEnergy-efficient appliances, HVAC, and water heater
• Home design: Single-storyNew construction (in progress)Property faces unspecified direction
• Construction: New constructionBrick and vinyl siding exteriorShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered concrete porchPorchCommunity pool

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeENERGY STAR qualified appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: PantryStone countersStainless steel appliancesSmart home
• Laundry & utility: Washer hookupDryer hookup

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Pending — GSREIN
• 2026-04-21 Listed $268,900 GSREIN
• 2026-04-21 Listed $268,900 AcadianaMLS