42246 Sweeney Ln · Ponchatoula, LA 70454

$87,999

3 bd · 2.0 ba · 2,276 sqft · SingleFamily public records · 154 Days on market

Built 2000 Fair condition 1.04 ac lot $39/sqft · 72% below area ↓ 5% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors or homeowners ready to roll up their sleeves and cash in on some serious sweat equity! This property offers huge upside potential for the right buyer willing to bring it back to life. Featuring 3 bedrooms and 2 bathrooms, this home also includes a spacious loft upstairs that is not included in the total square footage, providing even more usable space. Inside, you'll find both a living room and a large den area, perfect for entertaining guests. The living room showcases a gas fireplace and impressive soaring ceilings over 15 feet high, creating a grand and open feel. Situated on 1.05 acres, this property offers plenty of outdoor space and includes a large wrap-around porch, a 2-car carport, a shed, and a workshop--ideal for storage, hobbies, or projects. Best of all, this property is not located in a flood zone, adding even more value and peace of mind. Opportunities like this don't come along often at this price point. With the right vision and updates, this property could truly shine. Don't wait -- this one won't last long!

Key facts

• 2-car carport
• Workshop
• Spacious loft

Tags

• SPACIOUS LOFT
• LARGE WRAP-AROUND PORCH
• 2-CAR CARPORT
• WORKSHOP
• NOT LOCATED IN A FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 5.5% in Ponchatoula — 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 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: Tucker Memorial Elementary School (709 students, 67% FRL); Ponchatoula Junior High School (math 18% / reading 37%, grade F, #127 of 218 statewide, top 60%, 770 students, 60% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL).
• 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).
• This rent runs 36% 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 $608 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,439 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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. 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: 2.44% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.52%
• DSCR: 3.47
• GRM: 3.4

CMA / ARV

• ARV (median comp): $256,648
• List price: $87,999
• Delta: -65.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19075 Greenleaf Cir	0.38mi	3/2.0	2,030 (-11%)	5mo	$277,000	$136	60
42285 Broderick Ave	0.59mi	4/2.0 (+1)	2,239 (-2%)	8mo	$275,000	$123	58
42022 Wood Ave	0.59mi	3/2.0	2,278 (+0%)	22mo	$1,695	$1	54
20203 Clemson Way	0.65mi	4/2.0 (+1)	2,170 (-5%)	7mo	$270,000	$124	52
42030 Wood Ave	0.58mi	4/2.0 (+1)	2,171 (-5%)	11mo	$315,000	$145	51
42339 Cy Cir	0.65mi	4/2.0 (+1)	2,239 (-2%)	20mo	$315,000	$141	45
19257 Providence Ridge Blvd	0.74mi	4/2.0 (+1)	2,093 (-8%)	11mo	$279,900	$134	38

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: 51.2%
• Equity multiple: 3.17×
• Total profit: $53,405
• Equity at exit: $13,121

10-year hold

• IRR: 55.7%
• Equity multiple: 5.90×
• Total profit: $120,644
• Equity at exit: $7,609

Cash invested: $24,640 (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: 13 active · 4 under contract
• Months of supply: 13.0 mo (8%/mo absorbed)
• Median asking: $269,000 ($130/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.2% vs 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: 3.4×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $1,140

Break-even live

Break-even rent $706

Max offer price $87,999

Occupancy floor 42%

Sensitivity live

Price	-10% $1,190	-5% $1,165	+0% $1,140	+5% $1,115	+10% $1,090
Rent	-10% $970	-5% $1,055	+0% $1,140	+5% $1,225	+10% $1,310
Rate	-1.0pp $1,184	-0.5pp $1,162	base $1,140	+0.5pp $1,117	+1.0pp $1,094

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: $22,000
• Closing costs: $2,640
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$3,840	$2.08	93d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $87,999 Active 154 DOM
2. 2026-08-07
   days on market $87,999 Active 153 DOM
3. 2026-08-06
   days on market $87,999 Active 152 DOM
4. 2026-08-05
   days on market $87,999 Active 151 DOM
5. 2026-08-04
   days on market $87,999 Active 150 DOM
6. 2026-08-03
   days on market $87,999 Active 149 DOM
7. 2026-07-31
   days on market $87,999 Active 146 DOM
8. 2026-07-30
   days on market $87,999 Active 145 DOM
9. 2026-07-29
   days on market $87,999 Active 144 DOM
10. 2026-07-27
    days on market $87,999 Active 142 DOM
11. 2026-07-25
    days on market $87,999 Active 140 DOM
12. 2026-07-24
    days on market $87,999 Active 139 DOM
13. 2026-07-23
    days on market $87,999 Active 138 DOM
14. 2026-07-22
    days on market $87,999 Active 137 DOM
15. 2026-07-21
    days on market $87,999 Active 136 DOM
16. 2026-07-18
    days on market $87,999 Active 133 DOM
17. 2026-07-16
    days on market $87,999 Active 131 DOM
18. 2026-07-16
    days on market $87,999 Active 130 DOM
19. 2026-07-14
    days on market $87,999 Active 129 DOM
20. 2026-07-13
    days on market $87,999 Active 128 DOM
21. 2026-07-12
    days on market $87,999 Active 127 DOM
22. 2026-07-11
    days on market $87,999 Active 126 DOM
23. 2026-07-10
    days on market $87,999 Active 125 DOM
24. 2026-07-09
    days on market $87,999 Active 124 DOM
25. 2026-07-08
    days on market $87,999 Active 123 DOM
26. 2026-07-07
    days on market $87,999 Active 122 DOM
27. 2026-07-06
    days on market $87,999 Active 121 DOM
28. 2026-07-05
    days on market $87,999 Active 120 DOM
29. 2026-07-04
    days on market $87,999 Active 119 DOM
30. 2026-07-03
    days on market $87,999 Active 118 DOM
31. 2026-07-02
    days on market $87,999 Active 117 DOM
32. 2026-07-01
    days on market $87,999 Active 116 DOM
33. 2026-06-30
    days on market $87,999 Active 115 DOM
34. 2026-06-29
    days on market $87,999 Active 114 DOM
35. 2026-06-28
    days on market $87,999 Active 113 DOM
36. 2026-06-28
    days on market $87,999 Active 112 DOM
37. 2026-06-27
    days on market $87,999 Active 111 DOM
38. 2026-06-26
    days on market $87,999 Active 110 DOM
39. 2026-06-23
    days on market $87,999 Active 107 DOM
40. 2026-06-21
    days on market $87,999 Active 106 DOM
41. 2026-06-19
    days on market $87,999 Active 104 DOM
42. 2026-06-18
    days on market $87,999 Active 103 DOM
43. 2026-06-17
    days on market $87,999 Active 102 DOM
44. 2026-06-16
    days on market $87,999 Active 101 DOM
45. 2026-06-15
    days on market $87,999 Active 100 DOM
46. 2026-06-14
    days on market $87,999 Active 98 DOM
47. 2026-06-13
    days on market $87,999 Active 97 DOM
48. 2026-06-10
    days on market $87,999 Active 95 DOM
49. 2026-06-09
    days on market $87,999 Active 94 DOM
50. 2026-06-08
    days on market $87,999 Active 93 DOM

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 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: $25,790
• − Mortgage interest: −$4,929
• − Property taxes: −$716
• − Insurance: −$440
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$2,560
• Taxable income: $13,018
• Est. tax owed @ 24.0%: −$3,124
• After-tax cash flow: $10,556/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $56,900–$102,420 screening

This property requires significant repairs and maintenance to bring it up to a fair condition. Investors should budget for exterior and interior painting, flooring refinishing, landscaping, and fencing repairs. Maintenance of the HVAC system is also recommended. The home has potential for substantial value increase with these improvements.

Components & finishes AI

Roof metal

Repairs flagged

• Major Siding — Peeling paint and siding indicate significant wear.
• Major Paint — Peeling paint on exterior and interior walls.
• Major Landscaping — Sparse and overgrown, needs trimming and planting.
• Major Fencing — Not visible in detail, but likely in need of repair or replacement.
• Major Flooring — Bare and unfinished hardwood floors need refinishing or replacement.
• Major Interior walls — Paint is peeling and walls show signs of wear.
• Major Systems — No visible damage, but systems may need maintenance or replacement.
• Major Appliances — No visible damage, but appliances may need maintenance or replacement.

Value-add opportunities

• Resale Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Refinish or replace hardwood flooring — Refinished floors improve the home's appearance and value. ↑
• Resale Trim and plant landscaping — Well-maintained landscaping enhances curb appeal and property value. ↑
• Resale Repair or replace fencing — Aesthetic and functional fencing improves property value. ↑
• Rental Maintain and service HVAC system — A well-maintained HVAC system ensures comfort and reduces energy costs, attracting renters. ↑
• Rental Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting renters. ↑
• Rental Refinish or replace hardwood flooring — Refinished floors improve the home's appearance and value, attracting renters. ↑
• Rental Trim and plant landscaping — Well-maintained landscaping enhances curb appeal and property value, attracting renters. ↑
• Rental Repair or replace fencing — Aesthetic and functional fencing improves property value, attracting renters. ↑
• Resale Maintain and service HVAC system — A well-maintained HVAC system ensures comfort and reduces energy costs, attracting buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Southeastern La University Lab School B- LA #65/646 Nat'l #7,252/41,679 Middle Ponchatoula Junior High School F LA #127/218 Nat'l #9,659/14,009 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

Price history

-5.3% since first listed

9 events — show timeline

• 2026-04-12 Price Changed $89,999 AcadianaMLS
• 2026-03-07 Listed $99,999 AcadianaMLS
• 2026-01-07 Sold (Public Records) $83,100 Public Records
• 2025-12-31 Sold (MLS) — GBRMLS
• 2025-11-25 Listed $25,000 GBRMLS
• 2025-11-25 Listed $25,000 AcadianaMLS
• 2023-03-24 Price Changed $95,000 GSREIN
• 2023-03-22 Sold (Public Records) $59,000 Public Records
• 2023-01-27 Listed $95,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $716 · +1.0% YoY. Source: county tax records.