24329 Dawson Ct · Ponchatoula, LA 70454

$274,500

4 bd · 3.0 ba · 1,968 sqft · SingleFamily public records · 181 Days on market

Built 2022 Good condition 7,496 sqft lot $139/sqft · 5% below area Est $308k · 11% under $33/mo HOA · 1% of rent ↓ 4% since listing

---

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).

• Cash flow +14.7/30.0
• ARV discount +12.4/15.0
• DSCR +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 24329 Dawson Ct in the desirable Cypress Reserve Community located in Ponchatoula, LA. This modern single-family home offers the perfect blend of comfort, style, and functionality. Featuring an open floor plan with 4 bedrooms, a dedicated home office, and 3 full bathrooms, there's room for everyone to live, work, and relax. The spacious kitchen is a standout with granite countertops, stainless steel appliances, and ample storage, opening seamlessly to the living area--ideal for entertaining. Natural light pours in, highlighting beautiful pond views that create a calm, welcoming atmosphere throughout the home. Step outside to the covered patio, perfect for outdoor living, morning coffee, or evening gatherings with the pond as your backdrop. Located in Cypress Reserve, you'll also enjoy access to community amenities including a pool, splash pad, playground, scenic ponds, and walking trails. BOND FOR DEED AVAILABLE** Don't miss your chance to see this one. Schedule your showing today!

Key facts

• Open floor plan
• Spacious kitchen
• Granite countertops

Tags

• OPEN FLOOR PLAN
• DEDICATED HOME OFFICE
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($847/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 $236k (14.1% below list).
• Recommended offer: $236k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.5% 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.
• 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; 628 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 40% 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 $8k 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 181 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,913 (14.1% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $307,659
• List price: $274,500
• Delta: -10.78%
• 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
24359 Dawson Ct	0.05mi	4/2.0	1,857 (-6%)	6mo	$208,000	$112	80
40164 Hastings Ct	0.30mi	4/2.0	2,045 (+4%)	1mo	$288,500	$141	74
42322 Landing View Rd	0.43mi	4/2.0	1,957 (-1%)	4mo	$249,900	$128	71
40343 Cypress Reserve Blvd	0.31mi	4/2.0	2,079 (+6%)	3mo	$260,000	$125	70
40120 Hastings Ct	0.46mi	5/3.0 (+1)	2,016 (+2%)	1mo	$289,900	$144	69
40183 Hastings Ct	0.46mi	4/2.0	2,045 (+4%)	2mo	$288,900	$141	66
40327 Sedgwick Ln	0.35mi	4/2.0	1,829 (-7%)	2mo	$250,000	$137	66
39867 Axis Ave	0.42mi	3/2.0 (-1)	1,884 (-4%)	0mo	$268,680	$143	64
24399 Arrowhead Rd	0.50mi	5/3.0 (+1)	2,016 (+2%)	7mo	$306,110	$152	62
23728 Goose Point Dr	0.64mi	4/3.0	2,125 (+8%)	2mo	$347,500	$164	55
39698 Axis Ave	0.56mi	4/2.0	2,130 (+8%)	2mo	$287,835	$135	55
39704 Axis Ave	0.56mi	3/2.0 (-1)	1,782 (-10%)	7mo	$267,798	$150	43

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-45,442
• Equity at exit: $40,929

10-year hold

• IRR: -13.8%
• Equity multiple: 0.28×
• Total profit: $-55,148
• Equity at exit: $23,734

Cash invested: $76,860 (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: 85 active · 30 under contract
• Months of supply: 13.4 mo (7%/mo absorbed)
• Median asking: $272,900 ($147/sqft)
• Median days on market: 330 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +6.2% 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: 9.7×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$206 /mo · $2,475/yr
• Insurance: −$114
• HOA: −$33
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $71

Break-even live

Break-even rent $2,270

Max offer price $274,500

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $148	+0% $71	+5% $-7	+10% $-85
Rent	-10% $-116	-5% $-23	+0% $71	+5% $164	+10% $257
Rate	-1.0pp $209	-0.5pp $140	base $71	+0.5pp $-1	+1.0pp $-73

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: $68,625
• Closing costs: $8,235
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	93d	1	0.44mi
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	93d	1	0.52mi

HOA detail $33/mo · $396/yr

• Likely covers: pool

Listing history 50 events

1. 2026-07-29
   days on market $274,500 Active 181 DOM
2. 2026-07-27
   days on market $274,500 Active 179 DOM
3. 2026-07-25
   days on market $274,500 Active 177 DOM
4. 2026-07-24
   days on market $274,500 Active 176 DOM
5. 2026-07-23
   days on market $274,500 Active 175 DOM
6. 2026-07-22
   days on market $274,500 Active 174 DOM
7. 2026-07-21
   days on market $274,500 Active 173 DOM
8. 2026-07-18
   days on market $274,500 Active 170 DOM
9. 2026-07-16
   days on market $274,500 Active 168 DOM
10. 2026-07-16
    days on market $274,500 Active 167 DOM
11. 2026-07-14
    days on market $274,500 Active 166 DOM
12. 2026-07-13
    days on market $274,500 Active 165 DOM
13. 2026-07-12
    days on market $274,500 Active 164 DOM
14. 2026-07-11
    days on market $274,500 Active 163 DOM
15. 2026-07-10
    days on market $274,500 Active 162 DOM
16. 2026-07-09
    days on market $274,500 Active 161 DOM
17. 2026-07-08
    days on market $274,500 Active 160 DOM
18. 2026-07-07
    days on market $274,500 Active 159 DOM
19. 2026-07-06
    days on market $274,500 Active 158 DOM
20. 2026-07-05
    days on market $274,500 Active 157 DOM
21. 2026-07-04
    days on market $274,500 Active 156 DOM
22. 2026-07-03
    days on market $274,500 Active 155 DOM
23. 2026-07-02
    days on market $274,500 Active 154 DOM
24. 2026-07-01
    days on market $274,500 Active 153 DOM
25. 2026-06-30
    days on market $274,500 Active 152 DOM
26. 2026-06-29
    days on market $274,500 Active 151 DOM
27. 2026-06-28
    days on market $274,500 Active 150 DOM
28. 2026-06-28
    days on market $274,500 Active 149 DOM
29. 2026-06-27
    remarks 693-char remark
30. 2026-06-27
    pricedays on market $274,500 Active 148 DOM
31. 2026-06-26
    days on market $275,000 Active 147 DOM
32. 2026-06-23
    days on market $275,000 Active 144 DOM
33. 2026-06-21
    days on market $275,000 Active 143 DOM
34. 2026-06-19
    days on market $275,000 Active 141 DOM
35. 2026-06-18
    days on market $275,000 Active 140 DOM
36. 2026-06-17
    days on market $275,000 Active 139 DOM
37. 2026-06-16
    days on market $275,000 Active 138 DOM
38. 2026-06-15
    days on market $275,000 Active 137 DOM
39. 2026-06-14
    days on market $275,000 Active 135 DOM
40. 2026-06-13
    days on market $275,000 Active 134 DOM
41. 2026-06-10
    days on market $275,000 Active 132 DOM
42. 2026-06-09
    days on market $275,000 Active 131 DOM
43. 2026-06-08
    days on market $275,000 Active 130 DOM
44. 2026-06-07
    days on market $275,000 Active 129 DOM
45. 2026-06-05
    days on market $275,000 Active 126 DOM
46. 2026-06-03
    days on market $275,000 Active 125 DOM
47. 2026-06-02
    days on market $275,000 Active 124 DOM
48. 2026-06-01
    days on market $275,000 Active 123 DOM
49. 2026-05-31
    days on market $275,000 Active 122 DOM
50. 2026-05-30
    days on market $275,000 Active 121 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: $2,475 · $206/mo
• Projected year-2 tax: $2,475 · $206/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 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,310
• − Mortgage interest: −$15,376
• − Property taxes: −$2,475
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$396
• − Depreciation: −$7,985
• Taxable loss: −$3,825
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $1,765/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $9,840–$29,520 screening

This modern single-family home in the Cypress Reserve Community is in good condition with a good condition score of 80. It has a good exterior, interior, and landscaping. The home is move-in ready and has a good rehab level of cosmetic. The highest-ROI updates that would raise its resale or rental value are painting the exterior and interior walls, updating the flooring, upgrading the appliances, and landscaping and curb appeal.

Value-add opportunities

• Resale Painting the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and the overall look of the home, making it more attractive to potential buyers. ↑
• Resale Updating the flooring — Updating the flooring can improve the overall look of the home and make it more attractive to potential buyers. ↑
• Resale Upgrading the appliances — Upgrading the appliances can make the home more attractive to potential buyers and increase its value. ↑
• Resale Landscaping and curb appeal — Landscaping and curb appeal can enhance the overall look of the home and make it more attractive to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 32/100

Zoned Schools

Elementary Champ Cooper Elementary School F LA #333/646 Nat'l #26,716/41,679 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

---

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

-3.5% since first listed

18 events — show timeline

• 2026-04-23 Price Changed $275,000 AcadianaMLS
• 2026-04-23 Price Changed $275,000 GSREIN
• 2026-01-29 Listed $285,000 GSREIN
• 2026-01-29 Listed $285,000 AcadianaMLS
• 2025-05-13 Price Changed $279,900 AcadianaMLS
• 2025-05-13 Price Changed $279,900 GSREIN
• 2025-03-20 Listed $285,000 AcadianaMLS
• 2025-03-20 Listed $279,900 AcadianaMLS
• 2024-04-17 Price Changed $295,000 GSREIN
• 2024-03-15 Price Changed $300,000 GSREIN
• 2024-02-29 Listed $295,000 AcadianaMLS
• 2023-09-12 Sold (MLS) $290,000 GSREIN
• 2023-08-09 Pending — GSREIN
• 2023-08-01 Rental Removed $1,950 GSREIN
• 2023-08-01 Contingent — GSREIN
• 2023-07-27 Listed for Rent $1,950 GSREIN
• 2023-07-26 Listed $285,000 AcadianaMLS
• 2023-07-26 Listed $285,000 GSREIN

Property tax history

+104.0%/yr

Latest (2025): $2,475 · +1.0% YoY. Source: county tax records.