Is 24353 Dawson Ct in Ponchatoula, LA a good investment?

CashFlowRE grades it C- with a 6.9% cap rate and $128/mo modeled cash flow at a $269,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 24353 Dawson Ct?

The modeled cap rate is 6.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,392/month, from CashFlowRE's rent model.

C- Composite 53.91

Why this score? — see what drove the C- 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 +15.9/30.0
ARV discount +14.5/15.0
DSCR +4.9/10.0
Schools +4.7/10.0
Condition / age +4.0/5.0
1% rule +3.9/10.0
Livability +3.4/5.0
Rent growth +2.7/5.0
Appreciation +0.0/10.0

$269,000

24353 Dawson Ct · Ponchatoula, LA 70454

4 bd · 2.0 ba · 2,079 sqft · SingleFamily public records · 88 Days on market

Built 2021 Good condition Garage $129/sqft · 15% below area Est $318k · 15% under $53/mo HOA · 2% of rent ↓ 2% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to this charming home in Ponchatoula, featuring a spacious and inviting open floor plan designed for comfort and functionality. With NO CARPET, this 4-bedroom, 2-bathroom home offers style and ease of maintenance. The kitchen is a standout with sleek stainless steel appliances, beautiful granite countertops, and a layout made for entertaining. The split floor plan provides privacy for the primary suite, creating a peaceful retreat. Step outside to enjoy a serene backyard view of a tranquil pond, often visited by ducks. Enjoy access to scenic nature walks, a refreshing community pool, and two playgrounds, great for summertime fun and outdoor living. Shopping, dining, schools, and easy interstate access!

Key facts

Open floor plan
No carpet
Split floor plan

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $128 ($2k/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 $239k (11.1% below list).
Recommended offer: $239k (11.1% below list) — sets the bar for 1% rule.
Cap rate 6.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 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 88 days — a 6% lower offer ($253k) 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.

Recommended offer $239,176 (11.1% below list)

Questions for the listing agent

It's been on market 88 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.89% ✗
Cap rate: 6.86%
Cash-on-cash: 2.04%
DSCR: 1.09
GRM: 9.4

CMA / ARV

ARV (median comp): $318,141
List price: $269,000
Delta: -15.45%
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
40164 Hastings Ct	0.29mi	4/2.0	2,045 (-2%)	1mo	$288,500	$141	83
40343 Cypress Reserve Blvd	0.33mi	4/2.0	2,079 (0%)	3mo	$260,000	$125	82
24359 Dawson Ct	0.01mi	4/2.0	1,857 (-11%)	6mo	$208,000	$112	77
40183 Hastings Ct	0.42mi	4/2.0	2,045 (-2%)	2mo	$288,900	$141	76
39698 Axis Ave	0.58mi	4/2.0	2,130 (+2%)	2mo	$287,835	$135	68
40120 Hastings Ct	0.42mi	5/3.0 (+1)	2,016 (-3%)	1mo	$289,900	$144	66
42322 Landing View Rd	0.46mi	4/2.0	1,957 (-6%)	4mo	$249,900	$128	65
40327 Sedgwick Ln	0.39mi	4/2.0	1,829 (-12%)	2mo	$250,000	$137	60
23728 Goose Point Dr	0.68mi	4/3.0	2,125 (+2%)	2mo	$347,500	$164	59
39867 Axis Ave	0.46mi	3/2.0 (-1)	1,884 (-9%)	0mo	$268,680	$143	58
24399 Arrowhead Rd	0.48mi	5/3.0 (+1)	2,016 (-3%)	7mo	$306,110	$152	58
42376 Landing View Rd	0.50mi	4/2.0	2,346 (+13%)	6mo	$275,000	$117	50

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: -15.6%
Equity multiple: 0.46×
Total profit: $-40,967
Equity at exit: $40,109

10-year hold

IRR: -11.6%
Equity multiple: 0.38×
Total profit: $-46,823
Equity at exit: $23,258

Cash invested: $75,320 (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: 80 active · 25 under contract
Months of supply: 13.3 mo (8%/mo absorbed)
Median asking: $273,990 ($147/sqft)
Median days on market: 331 d
This list price: 40% of active listings are priced below it
ARV vs active asking: +4.1% 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: 9.4×

Monthly cashflow live

Estimated rent: $2,392 medium interval (Pro) →
Mortgage (P&I): −$1,411
Tax from tax record: −$186 /mo · $2,230/yr
Insurance: −$112
HOA: −$53
Lot rent: −$0
Vacancy / Maint / Mgmt: −$502
Net cashflow: $128

Break-even live

Break-even rent $2,230

Max offer price $269,000

Occupancy floor 90%

Sensitivity live

Price	-10% $280	-5% $204	+0% $128	+5% $52	+10% $-24
Rent	-10% $-61	-5% $33	+0% $128	+5% $222	+10% $317
Rate	-1.0pp $263	-0.5pp $196	base $128	+0.5pp $58	+1.0pp $-13

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: $67,250
Closing costs: $8,070
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 3 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	0.41mi
39638 Big Branch Dr Ponchatoula, LA	4.0	3.5	2978	$2,400	$0.81	93d	1	0.52mi
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	93d	1	0.54mi

Property features AI

Finance

HOA & community: Homeowners association with annual feeAssociation fee $635 annuallyCommunity pool and common grounds

Exterior

Parking: Attached garage with two spaces and garage door opener
Security: Security system
Utilities: Public waterPublic sewer
Home design: Single-storyBrick and wood siding exteriorShingle roofSlab foundationProperty in excellent condition
Construction: Built with brick and wood sidingShingle roofSlab foundation
Exterior features: Concrete patio/porchPond on lotCanal accessOutside city limitsRectangular lotCommunity poolCommon grounds/area

Interior

Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air conditioning
Interior features: Ceiling fan(s)Granite countersPantryStainless steel appliances
Laundry & utility: Washer hookupDryer hookup

HOA detail $53/mo · $636/yr

Likely covers: landscapingpool

Listing history 50 events

2026-08-08

days on market $269,000 Active 88 DOM
2026-08-07

days on market $269,000 Active 87 DOM
2026-08-06

days on market $269,000 Active 86 DOM
2026-08-05

days on market $269,000 Active 85 DOM
2026-08-04

days on market $269,000 Active 84 DOM
2026-08-03

days on market $269,000 Active 83 DOM
2026-07-31

days on market $269,000 Active 80 DOM
2026-07-30

days on market $269,000 Active 79 DOM
2026-07-29

days on market $269,000 Active 78 DOM
2026-07-27

days on market $269,000 Active 76 DOM
2026-07-25

days on market $269,000 Active 74 DOM
2026-07-24

days on market $269,000 Active 73 DOM
2026-07-23

days on market $269,000 Active 72 DOM
2026-07-22

days on market $269,000 Active 71 DOM
2026-07-21

days on market $269,000 Active 70 DOM
2026-07-18

days on market $269,000 Active 67 DOM
2026-07-16

days on market $269,000 Active 65 DOM
2026-07-16

days on market $269,000 Active 64 DOM
2026-07-14

days on market $269,000 Active 63 DOM
2026-07-13

days on market $269,000 Active 62 DOM
2026-07-12

days on market $269,000 Active 61 DOM
2026-07-11

days on market $269,000 Active 60 DOM
2026-07-10

days on market $269,000 Active 59 DOM
2026-07-09

days on market $269,000 Active 58 DOM
2026-07-08

days on market $269,000 Active 57 DOM
2026-07-07

days on market $269,000 Active 56 DOM
2026-07-06

days on market $269,000 Active 55 DOM
2026-07-05

days on market $269,000 Active 54 DOM
2026-07-04

days on market $269,000 Active 53 DOM
2026-07-03

days on market $269,000 Active 52 DOM
2026-07-02

days on market $269,000 Active 51 DOM
2026-07-01

days on market $269,000 Active 50 DOM
2026-06-30

days on market $269,000 Active 49 DOM
2026-06-29

days on market $269,000 Active 48 DOM
2026-06-28

days on market $269,000 Active 47 DOM
2026-06-28

days on market $269,000 Active 46 DOM
2026-06-27

days on market $269,000 Active 45 DOM
2026-06-26

days on market $269,000 Active 44 DOM
2026-06-23

days on market $269,000 Active 41 DOM
2026-06-21

days on market $269,000 Active 40 DOM
2026-06-19

days on market $269,000 Active 38 DOM
2026-06-18

days on market $269,000 Active 37 DOM
2026-06-17

days on market $269,000 Active 36 DOM
2026-06-16

days on market $269,000 Active 35 DOM
2026-06-15

price $269,000 Active 34 DOM
2026-06-15

days on market $275,000 Active 34 DOM
2026-06-14

days on market $275,000 Active 32 DOM
2026-06-13

days on market $275,000 Active 31 DOM

Show marketing remark (719 chars)

Welcome to this charming home in Ponchatoula, featuring a spacious and inviting open floor plan designed for comfort and functionality. With NO CARPET, this 4-bedroom, 2-bathroom home offers style and ease of maintenance. The kitchen is a standout with sleek stainless steel appliances, beautiful granite countertops, and a layout made for entertaining. The split floor plan provides privacy for the primary suite, creating a peaceful retreat. Step outside to enjoy a serene backyard view of a tranquil pond, often visited by ducks. Enjoy access to scenic nature walks, a refreshing community pool, and two playgrounds, great for summertime fun and outdoor living. Shopping, dining, schools, and easy interstate access!
2026-06-10

days on market $275,000 Active 29 DOM
2026-06-09

days on market $275,000 Active 28 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: $2,230 · $186/mo
Projected year-2 tax: $2,230 · $186/mo
Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,701
− Mortgage interest: −$15,068
− Property taxes: −$2,230
− Insurance: −$1,345
− Repairs & maintenance: −$2,296
− Management: −$2,296
− HOA: −$636
− Depreciation: −$7,825
Taxable loss: −$2,995

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$719
After-tax cash flow: $2,254/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 $10,395–$31,185 screening

This home is in good condition with recent updates and a well-maintained exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems are in good condition. The home is move-in ready and has a good curb appeal.

Value-add opportunities

Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
Both Updating the flooring — Updating the flooring can improve the overall look and feel of the home, making it more appealing to potential buyers and renters. ↑
Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and renters, as it can add value to the home. ↑

ⓘ 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 47/100

Zoned Schools

Elementary Southeastern La University Lab School B- LA #65/646 Nat'l #7,252/41,679 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
#304 Lumen Technologies Monroe $13.4B #312 CenturyLink Monroe $9.2B
Utilities	1	$12B
#235 Entergy New Orleans $11.7B
Wholesale / Distribution	1	$5B
#448 Pool Corporation Covington $5.3B
Advertising	1	$2B
#479 Lamar Advertising Baton Rouge $2.1B

Price history

-2.2% since first listed

4 events — show timeline

2026-06-13 Price Changed $269,000 AcadianaMLS
2026-06-13 Price Changed $269,000 GSREIN
2026-05-12 Listed $275,000 GSREIN
2026-05-12 Listed $275,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $2,230 · +1.0% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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