Reims V C Plan · Hammond, LA 70454

$265,990

3 bd · 2.0 ba · 1,887 sqft · SingleFamily · 483 Days on market

Poor condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0
• DSCR +1.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

Key facts

• Open floor plan
• Computer desk niche
• Double master vanity

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• COMPUTER DESK NICHE
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• DOUBLE MASTER CLOSETS

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,555.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.9% below list).
• Recommended offer: $221k (16.9% below list) — sets the bar for 1% rule.

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+, crime 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: Champ Cooper Elementary School (math 18% / reading 41%, grade F, #333 of 646 statewide, top 54%, 1,126 students, 57% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL) — zoned schools average 54% FRL vs 73% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 527 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 37% 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 $9k 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 483 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $221,116 (16.9% 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. It's been on market 483 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $314,555
• List price: $265,990
• Delta: -15.44%
• 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
42318 Blue Bay Dr	0.46mi	3/2.0	1,887 (0%)	1mo	$271,354	$144	78
42521 Blue Bay Dr	0.48mi	3/2.0	1,887 (0%)	2mo	$271,015	$144	76
42143 Blue Bay Dr	0.54mi	3/2.0	1,887 (0%)	1mo	$274,800	$146	74
42362 Blue Bay Dr	0.43mi	3/2.0	1,887 (0%)	8mo	$270,150	$143	74
42242 Blue Bay Dr	0.53mi	3/2.0	1,887 (0%)	9mo	$270,150	$143	68
26092 Salt Grass Dr	0.46mi	4/2.5 (+1)	1,833 (-3%)	1mo	$269,235	$147	66
42421 Grassy Ln	0.28mi	2/2.0 (-1)	1,745 (-8%)	7mo	$315,000	$181	64
42513 Blue Bay Dr	0.48mi	4/2.5 (+1)	1,738 (-8%)	0mo	$258,023	$148	57
42416 Blue Bay Dr	0.48mi	4/3.0 (+1)	2,072 (+10%)	3mo	$279,980	$135	50
42282 Blue Bay Dr	0.50mi	4/3.0 (+1)	2,072 (+10%)	3mo	$283,715	$137	49
42159 Delacer Ln	0.63mi	3/2.0	1,685 (-11%)	7mo	$264,000	$157	47
42308 Blue Bay Dr	0.47mi	4/3.0 (+1)	2,072 (+10%)	9mo	$286,445	$138	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: -28.9%
• Equity multiple: 0.06×
• Total profit: $-83,221
• Equity at exit: $46,901

10-year hold

• IRR: -41.4%
• Equity multiple: -0.45×
• Total profit: $-127,270
• Equity at exit: $27,197

Cash invested: $88,075 (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: 527
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,650
• Tax est. 1.5%: −$393 /mo · $4,718/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-427

Break-even live

Break-even rent $2,752

Max offer price $252,767

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-318	+0% $-427	+5% $-536	+10% $-644
Rent	-10% $-602	-5% $-514	+0% $-427	+5% $-340	+10% $-252
Rate	-1.0pp $-269	-0.5pp $-347	base $-427	+0.5pp $-509	+1.0pp $-591

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: $78,639
• Closing costs: $9,437
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26122 Trinity Ln Ponchatoula, LA	4.0	3.0	2175	$2,500	$1.15	45d	1	0.29mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	45d	1	0.48mi
42293 Atmore Pl Ponchatoula, LA	4.0	2.0	1820	$2,150	$1.18	45d	1	0.78mi

Listing history 21 events

1. 2026-06-21
   days on market $265,990 Active 483 DOM
2. 2026-06-19
   days on market $265,990 Active 481 DOM
3. 2026-06-18
   days on market $265,990 Active 480 DOM
4. 2026-06-17
   days on market $265,990 Active 479 DOM
5. 2026-06-16
   days on market $265,990 Active 478 DOM
6. 2026-06-15
   days on market $265,990 Active 477 DOM
7. 2026-06-14
   days on market $265,990 Active 475 DOM
8. 2026-06-13
   days on market $265,990 Active 474 DOM
9. 2026-06-10
   days on market $265,990 Active 472 DOM
10. 2026-06-09
    days on market $265,990 Active 471 DOM
11. 2026-06-08
    days on market $265,990 Active 470 DOM
12. 2026-06-07
    days on market $265,990 Active 469 DOM
13. 2026-06-05
    days on market $265,990 Active 466 DOM
14. 2026-06-03
    days on market $265,990 Active 465 DOM
15. 2026-06-02
    days on market $265,990 Active 464 DOM
16. 2026-06-01
    days on market $265,990 Active 463 DOM
17. 2026-05-31
    days on market $265,990 Active 462 DOM
18. 2026-05-30
    days on market $265,990 Active 461 DOM
19. 2025-09-09
    status Active 236-char remark

    Show marketing remark (236 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

20. 2025-09-06
    historical 236-char remark

    Show marketing remark (236 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

21. 2025-02-20
    listed $265,990 Active 236-char remark

    Show marketing remark (236 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Recessed Can Lighting in Kitchen - Computer Desk/ Niche - Double Master Vanity - Separate Master Shower - Double Master Closets

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $26,534
• − Mortgage interest: −$17,620
• − Property taxes: −$4,718
• − Insurance: −$1,573
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$9,151
• Taxable loss: −$10,773
• Est. tax savings @ 24.0%: +$2,586
• After-tax cash flow: $-2,538/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 · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in the kitchen, bathrooms, roof, exterior, flooring, interior walls, and HVAC system are necessary to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and potential damage to the countertops.
• Major Bathroom fixtures — Outdated and potentially damaged fixtures.
• Major Roof — Visible damage and potential structural issues.
• Major Exterior siding — Significant wear and peeling paint.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Significant water damage and peeling paint.
• Major HVAC system — Old and may need replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value.
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value.
• Resale Roof replacement — A new roof will eliminate potential structural issues and increase the home's value.
• Resale Exterior siding and paint — A fresh exterior will improve curb appeal and attract more buyers.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale Interior wall repairs and painting — Repairs and fresh paint will improve the home's condition and attract more buyers.
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and potential damage to the countertops.	Major	$15,000–50,000
Bathroom fixtures · Outdated and potentially damaged fixtures.	Major	$15,000–50,000
Roof · Visible damage and potential structural issues.	Major	$15,000–50,000
Exterior siding · Significant wear and peeling paint.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Significant water damage and peeling paint.	Major	$15,000–50,000
HVAC system · Old and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Roof replacement — A new roof will eliminate potential structural issues and increase the home's value. ↑
• Resale Exterior siding and paint — A fresh exterior will improve curb appeal and attract more buyers. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Interior wall repairs and painting — Repairs and fresh paint will improve the home's condition and attract more buyers. ↑
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ 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: 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: 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 events — show timeline

• 2025-09-09 Relisted — Zillow
• 2025-09-06 Delisted — Zillow
• 2025-02-20 Listed $265,990 Zillow