Spruce Plan · Ponchatoula, LA 70454

$272,900

5 bd · 2.0 ba · 1,856 sqft · SingleFamily · 205 Days on market

Good condition

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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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on a new adventure in our Spruce floorplan, featured in Cypress Reserve, a new home community in Ponchatoula, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet.

Key facts

• Open concept
• Cypress reserve
• 2 garage spots

Tags

• CYPRESS RESERVE
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES
• 3 CM GRANITE COUNTERTOPS

🏗️ New construction. The $272,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,663.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $273k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.2% below list).
• Recommended offer: $218k (20.2% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 36% 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 205 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,719 (20.2% 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 205 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $286,663
• List price: $272,900
• Delta: -4.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24066 Conservation Way Ave	0.02mi	4/2.0 (-1)	1,869 (+1%)	8mo	$265,300	$142	86
40327 Sedgwick Ln	0.27mi	4/2.0 (-1)	1,829 (-2%)	2mo	$250,000	$137	78
39488 Saint Louis Ct	0.40mi	4/2.0 (-1)	1,813 (-2%)	4mo	$268,000	$148	69
40085 Cypress View Rd	0.17mi	4/2.0 (-1)	2,014 (+8%)	9mo	$280,000	$139	66
24359 Dawson Ct	0.57mi	4/2.0 (-1)	1,857 (+0%)	6mo	$208,000	$112	64
42322 Landing View Rd	0.41mi	4/2.0 (-1)	1,957 (+5%)	4mo	$249,900	$128	63
24209 Water Tupelo Rd	0.33mi	4/2.0 (-1)	2,079 (+12%)	9mo	$250,000	$120	53
40189 Cypress Reserve Blvd	0.23mi	4/3.0 (-1)	2,101 (+13%)	9mo	$299,000	$142	51
40343 Cypress Reserve Blvd	0.48mi	4/2.0 (-1)	2,079 (+12%)	3mo	$260,000	$125	50
23728 Goose Point Dr	0.38mi	4/3.0 (-1)	2,125 (+14%)	2mo	$347,500	$164	48
40164 Hastings Ct	0.65mi	4/2.0 (-1)	2,045 (+10%)	1mo	$288,500	$141	47
39698 Axis Ave	0.65mi	4/2.0 (-1)	2,130 (+15%)	2mo	$287,835	$135	39

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: -25.5%
• Equity multiple: 0.15×
• Total profit: $-68,057
• Equity at exit: $42,742

10-year hold

• IRR: -31.2%
• Equity multiple: -0.25×
• Total profit: $-100,154
• Equity at exit: $24,785

Cash invested: $80,266 (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: 36 active · 12 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $277,995 ($143/sqft)
• Median days on market: 148 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +7.9% 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,177 medium
• Mortgage (P&I): −$1,503
• Tax est. 1.5%: −$358 /mo · $4,300/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-261

Break-even live

Break-even rent $2,508

Max offer price $248,884

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-162	+0% $-261	+5% $-360	+10% $-459
Rent	-10% $-433	-5% $-347	+0% $-261	+5% $-175	+10% $-89
Rate	-1.0pp $-117	-0.5pp $-188	base $-261	+0.5pp $-335	+1.0pp $-411

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: $71,666
• Closing costs: $8,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.79mi

Listing history 50 events

1. 2026-08-08
   days on market $272,900 Active 205 DOM
2. 2026-08-07
   days on market $272,900 Active 204 DOM
3. 2026-08-06
   days on market $272,900 Active 203 DOM
4. 2026-08-05
   days on market $272,900 Active 202 DOM
5. 2026-08-04
   days on market $272,900 Active 201 DOM
6. 2026-08-03
   days on market $272,900 Active 200 DOM
7. 2026-07-31
   days on market $272,900 Active 197 DOM
8. 2026-07-30
   days on market $272,900 Active 196 DOM
9. 2026-07-29
   days on market $272,900 Active 195 DOM
10. 2026-07-27
    days on market $272,900 Active 193 DOM
11. 2026-07-25
    days on market $272,900 Active 191 DOM
12. 2026-07-24
    days on market $272,900 Active 190 DOM
13. 2026-07-23
    days on market $272,900 Active 189 DOM
14. 2026-07-22
    days on market $272,900 Active 188 DOM
15. 2026-07-21
    days on market $272,900 Active 187 DOM
16. 2026-07-18
    days on market $272,900 Active 184 DOM
17. 2026-07-16
    days on market $272,900 Active 182 DOM
18. 2026-07-16
    days on market $272,900 Active 181 DOM
19. 2026-07-14
    days on market $272,900 Active 180 DOM
20. 2026-07-13
    days on market $272,900 Active 179 DOM
21. 2026-07-12
    days on market $272,900 Active 178 DOM
22. 2026-07-11
    days on market $272,900 Active 177 DOM
23. 2026-07-10
    days on market $272,900 Active 176 DOM
24. 2026-07-09
    days on market $272,900 Active 175 DOM
25. 2026-07-08
    days on market $272,900 Active 174 DOM
26. 2026-07-07
    days on market $272,900 Active 173 DOM
27. 2026-07-06
    days on market $272,900 Active 172 DOM
28. 2026-07-05
    days on market $272,900 Active 171 DOM
29. 2026-07-04
    days on market $272,900 Active 170 DOM
30. 2026-07-03
    days on market $272,900 Active 169 DOM
31. 2026-07-02
    days on market $272,900 Active 168 DOM
32. 2026-07-01
    days on market $272,900 Active 167 DOM
33. 2026-06-30
    days on market $272,900 Active 166 DOM
34. 2026-06-29
    days on market $272,900 Active 165 DOM
35. 2026-06-28
    days on market $272,900 Active 164 DOM
36. 2026-06-28
    days on market $272,900 Active 163 DOM
37. 2026-06-27
    days on market $272,900 Active 162 DOM
38. 2026-06-26
    days on market $272,900 Active 161 DOM
39. 2026-06-23
    days on market $272,900 Active 158 DOM
40. 2026-06-21
    days on market $272,900 Active 157 DOM
41. 2026-06-19
    days on market $272,900 Active 155 DOM
42. 2026-06-18
    days on market $272,900 Active 154 DOM
43. 2026-06-17
    days on market $272,900 Active 153 DOM
44. 2026-06-16
    days on market $272,900 Active 152 DOM
45. 2026-06-15
    days on market $272,900 Active 151 DOM
46. 2026-06-14
    days on market $272,900 Active 149 DOM
47. 2026-06-13
    days on market $272,900 Active 148 DOM
48. 2026-06-10
    days on market $272,900 Active 146 DOM
49. 2026-06-09
    days on market $272,900 Active 145 DOM
50. 2026-06-08
    days on market $272,900 Active 144 DOM

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

Taxation est. · year 1

• Rental income: $26,126
• − Mortgage interest: −$16,058
• − Property taxes: −$4,300
• − Insurance: −$1,433
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,339
• Taxable loss: −$8,184
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-1,169/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 · 12 photos

Good 80/100 None rehab

This Spruce floorplan home in Cypress Reserve, Ponchatoula, Louisiana, is in good condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value to the home. ↑
• Both Install smart home technology — Smart home technology can improve convenience and energy efficiency, making the home more attractive to buyers and renters alike. ↑

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

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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%
• Common ancestry: Lithuanian 15% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• 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

Price history

1 event — show timeline

• 2026-01-15 Listed $272,900 Zillow