15538 Wadesboro Rd · Ponchatoula, LA 70454

$229,900

4 bd · 3.0 ba · 2,112 sqft · SingleFamily public records · 31 Days on market

Built 1982 Est $344k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• 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

WELCOME HOME ~SPACE for everyone! WELL KEPT~ Great size rooms. Primary bedroom 23x14 No carpet, renovated less than 5 years ago and some 2023 and 2025. Never flooded X flood zone. Acre on a corner lot. Great access to I-55 and I-12. LOTS of storage. Circle driveway. New AC and duct, Newer central heat, metal roof, new floors, insulated windows with blinds and more. New landscaping, new dishwasher. This is a must see. Pictures don't do justice. Start now and be home for the holidays! MUST HAVE APPOINTMENT

Key facts

• Insulated windows
• New dishwasher
• New ac

Tags

• CORNER LOT
• CIRCLE DRIVEWAY
• NEW AC
• NEW DISHWASHER
• INSULATED WINDOWS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Sewer: treatment plant
• Home design: Single-story; Raised foundation; Excellent condition
• Construction: Vinyl siding; Metal roof; Built with raised foundation
• Exterior features: Property outside city limits

Interior

• Kitchen: Oven; Range
• Bedrooms: Total rooms: 8
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $52 ($626/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 $192k (16.5% below list).
• Recommended offer: $192k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Ponchatoula — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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 32% 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 $7k 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 31 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 22y 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 $192,016 (16.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $344,256
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15305 Red Oak Dr	0.16mi	4/2.0	2,129 (+1%)	15mo	$375,000	$176	75
15326 S Tiger Loop	0.06mi	3/2.0 (-1)	2,042 (-3%)	10mo	$355,000	$174	75
15302 Red Oak Dr	0.14mi	4/2.0	1,933 (-8%)	10mo	$337,500	$175	67
39602 E Tiger Loop	0.09mi	3/2.0 (-1)	1,953 (-8%)	11mo	$319,000	$163	65
39651 E Tiger Loop	0.19mi	3/2.0 (-1)	1,906 (-10%)	23mo	$305,000	$160	47
16060 S Trace Ext	0.21mi	4/2.0	1,826 (-14%)	24mo	$250,000	$137	44
39275 Franklin St	0.62mi	3/2.0 (-1)	1,798 (-15%)	9mo	$255,000	$142	30

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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-38,394
• Equity at exit: $34,279

10-year hold

• IRR: -13.9%
• Equity multiple: 0.28×
• Total profit: $-46,641
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $52

Break-even live

Break-even rent $1,854

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $182	-5% $117	+0% $52	+5% $-13	+10% $-78
Rent	-10% $-99	-5% $-24	+0% $52	+5% $128	+10% $204
Rate	-1.0pp $168	-0.5pp $111	base $52	+0.5pp $-7	+1.0pp $-68

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $229,900 Active 31 DOM
2. 2026-06-18
   days on market $229,900 Active 30 DOM
3. 2026-06-17
   days on market $229,900 Active 29 DOM
4. 2026-06-16
   days on market $229,900 Active 28 DOM
5. 2026-06-15
   days on market $229,900 Active 27 DOM
6. 2026-06-14
   days on market $229,900 Active 25 DOM
7. 2026-06-13
   days on market $229,900 Active 24 DOM
8. 2026-06-10
   days on market $229,900 Active 22 DOM
9. 2026-06-09
   days on market $229,900 Active 21 DOM
10. 2026-06-08
    days on market $229,900 Active 20 DOM
11. 2026-06-07
    days on market $229,900 Active 19 DOM
12. 2026-06-05
    days on market $229,900 Active 16 DOM
13. 2026-06-03
    days on market $229,900 Active 15 DOM
14. 2026-06-02
    days on market $229,900 Active 14 DOM
15. 2026-06-01
    days on market $229,900 Active 13 DOM
16. 2026-05-31
    days on market $229,900 Active 12 DOM
17. 2026-05-30
    days on market $229,900 Active 11 DOM
18. 2026-05-19
    listed $229,900 Active

    Show marketing remark (509 chars)

    WELCOME HOME ~SPACE for everyone! WELL KEPT~ Great size rooms. Primary bedroom 23x14 No carpet, renovated less than 5 years ago and some 2023 and 2025. Never flooded X flood zone. Acre on a corner lot. Great access to I-55 and I-12. LOTS of storage. Circle driveway. New AC and duct, Newer central heat, metal roof, new floors, insulated windows with blinds and more. New landscaping, new dishwasher. This is a must see. Pictures don't do justice. Start now and be home for the holidays! MUST HAVE APPOINTMENT

19. 2026-05-19
    listed $229,900 Active 509-char remark

    Show marketing remark (509 chars)

    WELCOME HOME ~SPACE for everyone! WELL KEPT~ Great size rooms. Primary bedroom 23x14 No carpet, renovated less than 5 years ago and some 2023 and 2025. Never flooded X flood zone. Acre on a corner lot. Great access to I-55 and I-12. LOTS of storage. Circle driveway. New AC and duct, Newer central heat, metal roof, new floors, insulated windows with blinds and more. New landscaping, new dishwasher. This is a must see. Pictures don't do justice. Start now and be home for the holidays! MUST HAVE APPOINTMENT

20. 2024-10-18
    price $215,000
21. 2024-10-18
    price $215,000
22. 2024-09-13
    price $239,000
23. 2024-08-15
    historical $1,800
24. 2024-08-08
    listed $1,800
25. 2024-07-29
    listed $239,000 Active
26. 2024-01-03
    price $239,000
27. 2023-09-27
    price $245,000
28. 2023-09-11
    price $255,000
29. 2023-09-04
    listed $239,000
30. 2022-06-28
    price $249,900
31. 2022-06-22
    listed $249,900
32. 2021-01-19
    soldstatus $201,000 Closed
33. 2021-01-19
    soldstatus $201,000
34. 2020-11-09
    status Pending
35. 2020-11-02
    listed $204,900
36. 2020-11-02
    listed $204,900 Active
37. 2020-04-06
    listed $199,900
38. 2019-06-05
    soldstatus $77,501 Closed
39. 2019-05-23
    status Pending
40. 2019-05-10
    price $77,250
41. 2019-04-08
    price $82,400
42. 2019-03-11
    price $91,151
43. 2019-02-08
    price $98,301
44. 2019-01-08
    price $105,451
45. 2018-12-08
    listed $112,601 Active
46. 2018-12-08
    listed $77,250
47. 2010-09-17
    soldstatus $105,000
48. 2010-09-14
    soldstatus $105,000
49. 2010-06-07
    listed $110,000
50. 2010-06-07
    listed $110,000

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/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 2/10 Low
• 🌡 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: $23,042
• − Mortgage interest: −$12,878
• − Property taxes: −$1,960
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$6,688
• Taxable loss: −$3,320
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $1,423/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 — 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 · 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

+238.6% since first listed

41 events — show timeline

• 2026-05-19 Listed $229,900 AcadianaMLS
• 2026-05-19 Listed $229,900 GSREIN
• 2024-10-18 Price Changed $215,000 AcadianaMLS
• 2024-10-18 Price Changed $215,000 GSREIN
• 2024-09-13 Price Changed $239,000 GSREIN
• 2024-08-15 Rental Removed $1,800 GSREIN
• 2024-08-08 Listed for Rent $1,800 GSREIN
• 2024-07-29 Listed $239,000 AcadianaMLS
• 2024-01-03 Price Changed $239,000 GSREIN
• 2023-09-27 Price Changed $245,000 GSREIN
• 2023-09-11 Price Changed $255,000 GSREIN
• 2023-09-04 Listed $239,000 AcadianaMLS
• 2022-06-28 Price Changed $249,900 GSREIN
• 2022-06-22 Listed $249,900 AcadianaMLS
• 2021-01-19 Sold (Public Records) $201,000 Public Records
• 2021-01-19 Sold (MLS) $201,000 GSREIN
• 2020-11-09 Pending — GSREIN
• 2020-11-02 Listed $204,900 GSREIN
• 2020-11-02 Listed $204,900 AcadianaMLS
• 2020-04-06 Listed $199,900 AcadianaMLS
• 2019-06-05 Sold (MLS) $77,501 GSREIN
• 2019-05-23 Pending — GSREIN
• 2019-05-10 Price Changed $77,250 GSREIN
• 2019-04-08 Price Changed $82,400 GSREIN
• 2019-03-11 Price Changed $91,151 GSREIN
• 2019-02-08 Price Changed $98,301 GSREIN
• 2019-01-08 Price Changed $105,451 GSREIN
• 2018-12-08 Listed $77,250 AcadianaMLS
• 2018-12-08 Listed $112,601 GSREIN
• 2010-09-17 Sold (Public Records) $105,000 Public Records
• 2010-09-14 Sold (MLS) $105,000 GSREIN
• 2010-06-07 Listed $110,000 AcadianaMLS
• 2010-06-07 Listed $110,000 GSREIN
• 2010-01-12 Listed $118,000 GSREIN
• 2010-01-12 Listed $118,000 AcadianaMLS
• 2009-07-16 Listed $139,000 GSREIN
• 2009-07-16 Listed $139,000 AcadianaMLS
• 2009-01-07 Sold (Public Records) $84,500 Public Records
• 2004-10-07 Sold (MLS) $64,000 GSREIN
• 2004-04-22 Listed $67,900 AcadianaMLS
• 2004-04-22 Listed $67,900 GSREIN

Property tax history

+4.0%/yr

Latest (2025): $1,960 · +1.0% YoY. Source: county tax records.