40363 Cypress Reserve Blvd · Hammond, LA 70454

$254,900

3 bd · 2.0 ba · 1,857 sqft · SingleFamily public records

Built 2023 8,712 sqft lot Est $254k · at est. $40/mo HOA · 2% of rent ↓ 4% since listing

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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).

• Cash flow +12.9/30.0
• ARV discount +7.4/15.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-20 ($-243/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.6% below list).
• Recommended offer: $210k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Hammond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 35% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $209,960 (17.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $254,409
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40327 Sedgwick Ln	0.25mi	4/2.0 (+1)	1,829 (-2%)	1mo	$250,000	$137	80
24359 Dawson Ct	0.34mi	4/2.0 (+1)	1,857 (0%)	4mo	$208,000	$112	76
42322 Landing View Rd	0.18mi	4/2.0 (+1)	1,957 (+5%)	2mo	$249,900	$128	76
40343 Cypress Reserve Blvd	0.04mi	4/2.0 (+1)	2,079 (+12%)	1mo	$260,000	$125	72
24279 Gadwall Ave	0.39mi	4/2.0 (+1)	1,819 (-2%)	8mo	$285,000	$157	67
24066 Conservation Way Ave	0.50mi	4/2.0 (+1)	1,869 (+1%)	7mo	$265,300	$142	65
24209 Water Tupelo Rd	0.20mi	4/2.0 (+1)	2,079 (+12%)	7mo	$250,000	$120	60
40183 Hastings Ct	0.39mi	4/2.0 (+1)	2,045 (+10%)	1mo	$288,900	$141	60
40085 Cypress View Rd	0.52mi	4/2.0 (+1)	2,014 (+8%)	7mo	$280,000	$139	51
40262 Sedgwick Ln	0.36mi	4/2.0 (+1)	2,099 (+13%)	8mo	$245,000	$117	50
40189 Cypress Reserve Blvd	0.33mi	4/3.0 (+1)	2,101 (+13%)	8mo	$299,000	$142	48
23616 Big Branch Dr	0.69mi	3/2.5	2,068 (+11%)	6mo	$278,000	$134	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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-47,443
• Equity at exit: $38,006

10-year hold

• IRR: -17.6%
• Equity multiple: 0.13×
• Total profit: $-61,962
• Equity at exit: $22,039

Cash invested: $71,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$106
• HOA: −$40
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-20

Break-even live

Break-even rent $2,125

Max offer price $251,328

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $52	+0% $-20	+5% $-92	+10% $-165
Rent	-10% $-186	-5% $-103	+0% $-20	+5% $63	+10% $146
Rate	-1.0pp $108	-0.5pp $45	base $-20	+0.5pp $-86	+1.0pp $-153

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	44d	1	0.17mi
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	44d	1	0.28mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 1 events

1. 2026-06-17
   listed $254,900 Pending

ⓘ 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,195
• − Mortgage interest: −$14,278
• − Property taxes: −$2,352
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$480
• − Depreciation: −$7,415
• Taxable loss: −$4,636
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $870/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: 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

-3.9% since first listed

4 events — show timeline

• 2025-06-17 Sold (Public Records) $245,000 Public Records
• 2025-04-14 Listed $245,000 AcadianaMLS
• 2023-03-06 Listed $221,860 AcadianaMLS
• 2023-01-28 Listed $254,900 AcadianaMLS

Property tax history

+178.4%/yr

Latest (2025): $2,352 · +1.0% YoY. Source: county tax records.