41032 Waxmyrtle Rd · Hammond, LA 70454

$275,900

4 bd · 2.0 ba · 2,400 sqft · SingleFamily · 55 Days on market

Built 2026 Excellent condition 7,492 sqft lot $115/sqft · 11% below area Est $310k · 11% under $53/mo HOA · 2% 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).

• Cash flow +14.0/30.0
• ARV discount +12.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 41032 Waxmyrtle Rd. Ponchatoula, La, a new home in Cypress Reserve. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, bathtub and separate shower, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

Key facts

• Cypress reserve
• Eastwood floorplan
• Open-concept layout

Tags

• EASTWOOD FLOORPLAN
• CYPRESS RESERVE
• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $276k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $38 ($453/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (8.4% below list).
• Recommended offer: $253k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 42% 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

• It's been on market 55 days — a 3% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 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 $252,842 (8.4% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% 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. 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: 0.92% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $310,008
• List price: $275,900
• Delta: -11.00%
• 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
40191 Hastings Ct	0.00mi	4/3.0	2,400 (0%)	0mo	$319,900	$133	96
24410 Arrowhead Rd	0.00mi	4/3.0	2,400 (0%)	2mo	$314,900	$131	95
24431 Arrowhead Rd	0.00mi	4/3.0	2,443 (+2%)	1mo	$310,000	$127	92
24419 Arrowhead Rd	0.12mi	4/2.0	2,400 (0%)	4mo	$247,900	$103	91
40201 Hastings Ct	0.17mi	4/3.0	2,400 (0%)	1mo	$331,405	$138	87
24413 Arrowhead Rd	0.13mi	3/2.0 (-1)	2,400 (0%)	4mo	$264,900	$110	86
40183 Hastings Ct	0.00mi	4/2.0	2,045 (-15%)	1mo	$288,900	$141	75
40207 Hastings Ct	0.17mi	4/2.5	2,619 (+9%)	3mo	$351,975	$134	72
40217 Hastings Ct	0.23mi	4/2.5	2,619 (+9%)	1mo	$353,450	$135	71
40147 Hastings Ct	0.23mi	4/2.5	2,619 (+9%)	2mo	$341,900	$131	70
40343 Cypress Reserve Blvd	0.42mi	4/2.0	2,079 (-13%)	1mo	$260,000	$125	57
24140 Wigeon Ave	0.63mi	4/3.0	2,717 (+13%)	1mo	$295,000	$109	43

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-48,048
• Equity at exit: $41,138

10-year hold

• IRR: -15.8%
• Equity multiple: 0.21×
• Total profit: $-61,231
• Equity at exit: $23,855

Cash invested: $77,252 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,528 medium
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,138/yr
• Insurance: −$115
• HOA: −$53
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $38

Break-even live

Break-even rent $2,481

Max offer price $275,900

Occupancy floor 94%

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: $68,975
• Closing costs: $8,277
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	43d	1	0.09mi
39638 Big Branch Dr Ponchatoula, LA	4.0	3.5	2978	$2,400	$0.81	43d	1	0.89mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: water

Listing history 6 events

1. 2026-04-23
   price $275,900 1327-char remark

   Show marketing remark (1327 chars)

   Welcome to 41032 Waxmyrtle Rd. Ponchatoula, La, a new home in Cypress Reserve. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, bathtub and separate shower, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

2. 2026-04-22
   price $275,900 1533-char remark

   Show marketing remark (1533 chars)

   Introducing the Eastwood floorplan, a single-story home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,562 square feet of modern living space, with three beautiful exterior options to choose from. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D.R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

3. 2026-04-22
   price $275,900

   Show marketing remark (1533 chars)

   Introducing the Eastwood floorplan, a single-story home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,562 square feet of modern living space, with three beautiful exterior options to choose from. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D.R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

4. 2026-04-02
   listed $272,900 Active 1533-char remark

   Show marketing remark (1533 chars)

   Introducing the Eastwood floorplan, a single-story home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,562 square feet of modern living space, with three beautiful exterior options to choose from. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D.R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

5. 2026-04-02
   listed $272,900 Active

   Show marketing remark (1533 chars)

   Introducing the Eastwood floorplan, a single-story home located in Cypress Reserve, a new home community in Ponchatoula, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,562 square feet of modern living space, with three beautiful exterior options to choose from. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D.R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

6. 2026-03-13
   listed $272,900 Active 1327-char remark

   Show marketing remark (1327 chars)

   Welcome to 41032 Waxmyrtle Rd. Ponchatoula, La, a new home in Cypress Reserve. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,697 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, bathtub and separate shower, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

ⓘ 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: $30,341
• − Mortgage interest: −$15,455
• − Property taxes: −$4,138
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − HOA: −$636
• − Depreciation: −$8,026
• Taxable loss: −$4,148
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $1,449/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 · 1 photo

Excellent 95/100 None rehab

This single-story home in Cypress Reserve, Hammond, LA, is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a potential buyer or renter looking for a move-in-ready property.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.1% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $275,900 Zillow
• 2026-04-22 Price Changed $275,900 AcadianaMLS
• 2026-04-22 Price Changed $275,900 GSREIN
• 2026-04-02 Listed $272,900 GSREIN
• 2026-04-02 Listed $272,900 AcadianaMLS
• 2026-03-13 Listed $272,900 Zillow