21326 Beau Chateau Blvd · Hammond, LA 70454

$185,000

5 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 261 Days on market

Built 2011 10,454 sqft lot $122/sqft · at area comps Est $234k · 21% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• 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

Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

Key facts

• Covered patio
• 9 ceilings
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED PATIO
• HARDWOOD FLOORS
• 9 CEILINGS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k 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 261 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.07% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $234,000
• List price: $185,000
• Delta: -20.94%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21216 Beau Chateau Blvd	0.03mi	4/2.0 (-1)	1,613 (+7%)	1mo	$234,000	$145	82
42257 Southern Pines Dr	0.48mi	4/2.0 (-1)	1,497 (-1%)	7mo	$205,000	$137	65
41361 Brown Rd	0.55mi	4/2.0 (-1)	1,665 (+10%)	9mo	$272,500	$164	45

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-16,835
• Equity at exit: $27,584

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-9,623
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $277

Break-even live

Break-even rent $1,632

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $185,000 Active 261 DOM
2. 2026-06-18
   days on market $185,000 Active 260 DOM
3. 2026-06-17
   days on market $185,000 Active 259 DOM
4. 2026-06-16
   days on market $185,000 Active 258 DOM
5. 2026-06-15
   days on market $185,000 Active 257 DOM
6. 2026-06-14
   days on market $185,000 Active 255 DOM
7. 2026-06-13
   days on market $185,000 Active 254 DOM
8. 2026-06-10
   days on market $185,000 Active 252 DOM
9. 2026-06-09
   days on market $185,000 Active 251 DOM
10. 2026-06-08
    days on market $185,000 Active 250 DOM
11. 2026-06-07
    days on market $185,000 Active 249 DOM
12. 2026-06-05
    days on market $185,000 Active 246 DOM
13. 2026-06-03
    days on market $185,000 Active 245 DOM
14. 2026-06-02
    days on market $185,000 Active 244 DOM
15. 2026-06-01
    days on market $185,000 Active 243 DOM
16. 2026-05-31
    days on market $185,000 Active 242 DOM
17. 2026-05-30
    days on market $185,000 Active 241 DOM
18. 2026-05-14
    price $185,000 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

19. 2026-05-14
    price $185,000 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

20. 2026-02-13
    price $190,000 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

21. 2026-02-13
    price $190,000 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

22. 2026-01-22
    status Active 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

23. 2026-01-06
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

24. 2025-09-16
    listed $198,000 Active 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

25. 2025-09-16
    listed $198,000 Active 737-char remark

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

26. 2025-09-16
    listed $198,000 Active

    Show marketing remark (737 chars)

    Nestled on the east side of Ponchatoula, just outside city limits, this charming French country style residence boasts immense potential. Originally a 3bed/2bath property, the home has been creatively transformed into a spacious 5 bedroom house by converting the 2 car garage. The property features a fenced backyard with a covered patio, perfect for outdoor relaxation. With public water, sewer, and natural gas utilities, this home offers a great foundation for renovation. Notable features include hardwood floors throughout and 9' ceilings, providing a sense of openness and possibility. While a foreclosure, this property presents a fantastic opportunity for transformation, with some renovation needed to unlock its full potential.

27. 2017-05-24
    soldstatus $165,000 Sold
28. 2017-03-31
    status Under Contract
29. 2017-03-16
    price $168,000
30. 2017-03-07
    price $169,900
31. 2017-02-22
    listed $172,900 Active
32. 2017-02-22
    listed $168,000
33. 2015-07-16
    soldstatus $149,900
34. 2015-07-15
    soldstatus $149,900 Sold
35. 2015-04-28
    listed $149,900
36. 2015-04-28
    listed $149,900
37. 2014-03-25
    listed $165,000
38. 2014-03-25
    listed $165,000
39. 2011-09-16
    soldstatus $136,500
40. 2011-01-03
    listed $136,500
41. 2011-01-03
    listed $136,500
42. 2010-05-03
    soldstatus $832,500

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 3/10 Moderate FEMA zone A · 20% 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: $23,795
• − Mortgage interest: −$10,363
• − Property taxes: −$1,400
• − Insurance: −$2,428
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$5,382
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $3,229/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

-77.8% since first listed

25 events — show timeline

• 2026-05-14 Price Changed $185,000 AcadianaMLS
• 2026-05-14 Price Changed $185,000 GSREIN
• 2026-02-13 Price Changed $190,000 AcadianaMLS
• 2026-02-13 Price Changed $190,000 GSREIN
• 2026-01-22 Relisted — GSREIN
• 2026-01-06 Pending — GSREIN
• 2025-09-16 Listed $198,000 AcadianaMLS
• 2025-09-16 Listed $198,000 GSREIN
• 2025-09-16 Listed $198,000 AcadianaMLS
• 2017-05-24 Sold (MLS) $165,000 GSREIN
• 2017-03-31 Pending — GSREIN
• 2017-03-16 Price Changed $168,000 GSREIN
• 2017-03-07 Price Changed $169,900 GSREIN
• 2017-02-22 Listed $172,900 GSREIN
• 2017-02-22 Listed $168,000 AcadianaMLS
• 2015-07-16 Sold (Public Records) $149,900 Public Records
• 2015-07-15 Sold (MLS) $149,900 GSREIN
• 2015-04-28 Listed $149,900 AcadianaMLS
• 2015-04-28 Listed $149,900 GSREIN
• 2014-03-25 Listed $165,000 GSREIN
• 2014-03-25 Listed $165,000 AcadianaMLS
• 2011-09-16 Sold (MLS) $136,500 GSREIN
• 2011-01-03 Listed $136,500 GSREIN
• 2011-01-03 Listed $136,500 AcadianaMLS
• 2010-05-03 Sold (Public Records) $832,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,400 · +1.0% YoY. Source: county tax records.