42246 Sweeney Ln · Ponchatoula, LA 70454

$87,999

3 bd · 2.0 ba · 2,276 sqft · SingleFamily public records · 16 Days on market

Built 2000 Fair condition 1.05 ac lot $39/sqft · 72% below area ↓ 7% 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
• Shed
• Gas fireplace

Tags

• SPACIOUS LOFT UPSTAIRS
• GAS FIREPLACE
• WRAP-AROUND PORCH
• 2-CAR CARPORT
• SHED
• WORKSHOP

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 ($12k/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: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 813 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 34% 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 16 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.

Risks & watch-outs

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

Recommended offer $86,679 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.38%
• DSCR: 3.24
• GRM: 3.6

CMA / ARV

• ARV (median comp): $257,490
• List price: $87,999
• Delta: -65.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 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%)	8mo	$277,000	$136	57
42285 Broderick Ave	0.59mi	4/2.0 (+1)	2,239 (-2%)	11mo	$275,000	$123	56
20203 Clemson Way	0.65mi	4/2.0 (+1)	2,170 (-5%)	10mo	$270,000	$124	49
42030 Wood Ave	0.58mi	4/2.0 (+1)	2,171 (-5%)	14mo	$315,000	$145	48
42339 Cy Cir	0.65mi	4/2.0 (+1)	2,239 (-2%)	23mo	$315,000	$141	42
19257 Providence Ridge Blvd	0.74mi	4/2.0 (+1)	2,093 (-8%)	14mo	$279,900	$134	36

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: 45.5%
• Equity multiple: 2.91×
• Total profit: $46,994
• Equity at exit: $13,121

10-year hold

• IRR: 50.4%
• Equity multiple: 5.37×
• Total profit: $107,607
• 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: 12 active · 7 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $274,950 ($135/sqft)
• Median days on market: 16 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.2% 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: 813
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,035

Break-even live

Break-even rent $706

Max offer price $87,999

Occupancy floor 44%

Sensitivity live

Price	-10% $1,084	-5% $1,059	+0% $1,035	+5% $1,010	+10% $985
Rent	-10% $875	-5% $955	+0% $1,035	+5% $1,114	+10% $1,194
Rate	-1.0pp $1,079	-0.5pp $1,057	base $1,035	+0.5pp $1,012	+1.0pp $989

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42245 Wood Ave Ponchatoula, LA	4.0	2.0	1887	$2,250	$1.19	10d	1	0.53mi
20191 Bella Gardens Cir Ponchatoula, LA	3.0	2.0	1917	$1,900	$0.99	37d	1	0.77mi
20453 Ridgelake Rd Ponchatoula, LA	3.0	2.0	1649	$1,750	$1.06	49d	1	1.10mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$4,520	$2.44	10d	1	1.40mi
43293 Quiet Lake Dr Hammond, LA	4.0	2.0	1850	$4,520	$2.44	14d	1	1.40mi

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterSeptic tankPropane
• Home design: Ranch-style houseSingle-family residence
• Construction: Raised foundationMetal roof
• Exterior features: ShedWorkshop

Interior

• Kitchen: Dishwasher, Cooktop, Range, Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Fireplace

Listing history 50 events

1. 2026-11-08
   days on market $87,999 Active 16 DOM
2. 2026-11-07
   days on market $87,999 Active 15 DOM
3. 2026-11-06
   days on market $87,999 Active 14 DOM
4. 2026-11-05
   days on market $87,999 Active 13 DOM
5. 2026-11-04
   days on market $87,999 Active 12 DOM
6. 2026-11-02
   days on market $87,999 Active 10 DOM
7. 2026-11-01
   days on market $87,999 Active 9 DOM
8. 2026-10-31
   days on market $87,999 Active 8 DOM
9. 2026-10-30
   days on market $87,999 Active 7 DOM
10. 2026-10-29
    days on market $87,999 Active 6 DOM
11. 2026-10-28
    days on market $87,999 Active 5 DOM
12. 2026-10-27
    days on market $87,999 Active 4 DOM
13. 2026-10-26
    days on market $87,999 Active 3 DOM
14. 2026-10-25
    days on marketlisting id $87,999 Active 2 DOM
15. 2026-10-24
    days on market $87,999 Active 231 DOM
16. 2026-10-23
    days on market $87,999 Active 230 DOM
17. 2026-10-22
    days on market $87,999 Active 229 DOM
18. 2026-10-21
    days on market $87,999 Active 228 DOM
19. 2026-10-20
    days on market $87,999 Active 227 DOM
20. 2026-10-19
    days on market $87,999 Active 226 DOM
21. 2026-10-18
    days on market $87,999 Active 225 DOM
22. 2026-10-17
    days on market $87,999 Active 224 DOM
23. 2026-10-16
    days on market $87,999 Active 223 DOM
24. 2026-10-15
    days on market $87,999 Active 222 DOM
25. 2026-10-14
    days on market $87,999 Active 221 DOM
26. 2026-10-13
    days on market $87,999 Active 220 DOM
27. 2026-10-12
    days on market $87,999 Active 219 DOM
28. 2026-10-11
    days on market $87,999 Active 218 DOM
29. 2026-10-10
    days on market $87,999 Active 217 DOM
30. 2026-10-09
    days on market $87,999 Active 216 DOM
31. 2026-10-08
    days on market $87,999 Active 215 DOM
32. 2026-10-07
    days on market $87,999 Active 214 DOM
33. 2026-10-06
    days on market $87,999 Active 213 DOM
34. 2026-10-05
    days on market $87,999 Active 212 DOM
35. 2026-10-04
    days on market $87,999 Active 211 DOM
36. 2026-10-03
    days on market $87,999 Active 210 DOM
37. 2026-10-02
    days on market $87,999 Active 209 DOM
38. 2026-10-01
    days on market $87,999 Active 208 DOM
39. 2026-09-30
    days on market $87,999 Active 207 DOM
40. 2026-09-29
    days on market $87,999 Active 206 DOM
41. 2026-09-28
    days on market $87,999 Active 205 DOM
42. 2026-09-27
    days on market $87,999 Active 204 DOM
43. 2026-09-26
    days on market $87,999 Active 203 DOM
44. 2026-09-25
    days on market $87,999 Active 202 DOM
45. 2026-09-24
    days on market $87,999 Active 201 DOM
46. 2026-09-24
    days on market $87,999 Active 200 DOM
47. 2026-09-22
    days on market $87,999 Active 199 DOM
48. 2026-09-21
    days on market $87,999 Active 198 DOM
49. 2026-09-20
    days on market $87,999 Active 197 DOM
50. 2026-09-19
    days on market $87,999 Active 196 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $24,188
• − Mortgage interest: −$4,929
• − Property taxes: −$716
• − Insurance: −$440
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$2,560
• Taxable income: $11,673
• Est. tax owed @ 24.0%: −$2,801
• After-tax cash flow: $9,613/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%
• 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

Exterior

• Parking: Carport
• Utilities: Public waterSeptic tankPropane
• Home design: Ranch-style houseSingle-family residence
• Construction: Raised foundationMetal roof
• Exterior features: ShedWorkshop

Interior

• Kitchen: Dishwasher, Cooktop, Range, Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Fireplace

Price history

-7.4% since first listed

13 events — show timeline

• 2026-05-29 Price Changed $87,999 AcadianaMLS
• 2026-04-12 Price Changed $89,999 AcadianaMLS
• 2026-03-07 Listed $87,999 ROAM MLS
• 2026-03-07 Listed $99,999 AcadianaMLS
• 2026-01-07 Sold (Public Records) $83,100 Public Records
• 2025-12-31 Sold (MLS) $51,273 ROAM MLS
• 2025-12-31 Sold (MLS) — GBRMLS
• 2025-11-25 Listed $25,000 AcadianaMLS
• 2025-11-25 Listed $25,000 ROAM MLS
• 2025-11-25 Listed $25,000 GBRMLS
• 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.