Carey V G Plan · Ponchatoula, LA 70454

$283,990

4 bd · 2.0 ba · 2,130 sqft · SingleFamily · 332 Days on market

Fair 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Carey V G floor plan by DSLD Homes, an energy-efficient home designed with modern living in mind. Offering 2,130 square feet of living space, this home provides the perfect balance of style, functionality, and comfort for families or anyone seeking a spacious, well-appointed layout. The open floor plan seamlessly blends the kitchen, dining, and living areas, creating an ideal space for entertaining or enjoying time with family. Featuring four bedrooms and two bathrooms, the Carey V G offers plenty of room for everyone, ensuring privacy and comfort. The master suite is a luxurious retreat with a double master vanity, a relaxing garden tub, a separate walk-in shower, and a spacious walk-in closet. Designed with your comfort in mind, the master bath offers a spa-like experience for everyday indulgence. Recessed can lighting in the kitchen and living room provides bright, energy-efficient lighting, making these spaces both functional and inviting. The walk-in pantry offers convenient storage, and the boot bench in the mudroom adds organization and style to the home. Built with a brick and siding exterior, the Carey V G features timeless curb appeal while ensuring durability. The covered patio offers an outdoor living space perfect for relaxation, dining, or entertaining guests. The two-car garage provides ample parking and additional storage options.

Key facts

• Master suite
• Open floor plan
• Double master vanity

Tags

• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• MASTER SUITE
• DOUBLE MASTER VANITY
• GARDEN TUB
• WALK IN SHOWER

🏗️ New construction. The $283,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,190.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.4% below list).
• Recommended offer: $237k (16.4% 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; 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 $10k 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 332 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,431 (16.4% 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 332 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
7. 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?
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $317,190
• List price: $283,990
• Delta: -10.47%
• 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
23728 Goose Point Dr	0.21mi	4/3.0	2,125 (-0%)	2mo	$347,500	$164	84
39698 Axis Ave	0.32mi	4/2.0	2,130 (0%)	2mo	$287,835	$135	84
39867 Axis Ave	0.03mi	3/2.0 (-1)	1,884 (-12%)	0mo	$268,680	$143	74
40343 Cypress Reserve Blvd	0.60mi	4/2.0	2,079 (-2%)	3mo	$260,000	$125	66
40164 Hastings Ct	0.70mi	4/2.0	2,045 (-4%)	1mo	$288,500	$141	60
42322 Landing View Rd	0.62mi	4/2.0	1,957 (-8%)	4mo	$249,900	$128	54
40327 Sedgwick Ln	0.45mi	4/2.0	1,829 (-14%)	2mo	$250,000	$137	53
39488 Saint Louis Ct	0.42mi	4/2.0	1,813 (-15%)	4mo	$268,000	$148	53
24359 Dawson Ct	0.48mi	4/2.0	1,857 (-13%)	6mo	$208,000	$112	52
42376 Landing View Rd	0.71mi	4/2.0	2,346 (+10%)	6mo	$275,000	$117	45
24213 Wigeon Ave	0.74mi	4/2.5	2,417 (+14%)	0mo	$285,900	$118	41
40201 Hastings Ct	0.72mi	4/3.0	2,400 (+13%)	3mo	$331,405	$138	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: -26.1%
• Equity multiple: 0.13×
• Total profit: $-76,972
• Equity at exit: $47,294

10-year hold

• IRR: -32.9%
• Equity multiple: -0.29×
• Total profit: $-114,211
• Equity at exit: $27,425

Cash invested: $88,813 (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: 53 active · 18 under contract
• Months of supply: 12.2 mo (8%/mo absorbed)
• Median asking: $273,900 ($145/sqft)
• Median days on market: 205 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +2.9% 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: 10.0×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,663
• Tax est. 1.5%: −$396 /mo · $4,758/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-316

Break-even live

Break-even rent $2,775

Max offer price $271,417

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-207	+0% $-316	+5% $-426	+10% $-536
Rent	-10% $-504	-5% $-410	+0% $-316	+5% $-223	+10% $-129
Rate	-1.0pp $-157	-0.5pp $-236	base $-316	+0.5pp $-399	+1.0pp $-482

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: $79,297
• Closing costs: $9,516
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39638 Big Branch Dr Ponchatoula, LA	4.0	3.5	2978	$2,400	$0.81	93d	1	0.18mi
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	93d	1	0.79mi
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	93d	1	0.84mi

Listing history 50 events

1. 2026-08-08
   days on market $283,990 Active 332 DOM
2. 2026-08-07
   days on market $283,990 Active 331 DOM
3. 2026-08-06
   days on market $283,990 Active 330 DOM
4. 2026-08-05
   days on market $283,990 Active 329 DOM
5. 2026-08-04
   days on market $283,990 Active 328 DOM
6. 2026-08-03
   days on market $283,990 Active 327 DOM
7. 2026-07-31
   days on market $283,990 Active 324 DOM
8. 2026-07-30
   days on market $283,990 Active 323 DOM
9. 2026-07-29
   days on market $283,990 Active 322 DOM
10. 2026-07-27
    days on market $283,990 Active 320 DOM
11. 2026-07-25
    days on market $283,990 Active 318 DOM
12. 2026-07-24
    days on market $283,990 Active 317 DOM
13. 2026-07-23
    days on market $283,990 Active 316 DOM
14. 2026-07-22
    days on market $283,990 Active 315 DOM
15. 2026-07-21
    days on market $283,990 Active 314 DOM
16. 2026-07-18
    days on market $283,990 Active 311 DOM
17. 2026-07-16
    days on market $283,990 Active 309 DOM
18. 2026-07-16
    days on market $283,990 Active 308 DOM
19. 2026-07-14
    days on market $283,990 Active 307 DOM
20. 2026-07-13
    days on market $283,990 Active 306 DOM
21. 2026-07-12
    days on market $283,990 Active 305 DOM
22. 2026-07-11
    days on market $283,990 Active 304 DOM
23. 2026-07-10
    days on market $283,990 Active 303 DOM
24. 2026-07-09
    days on market $283,990 Active 302 DOM
25. 2026-07-08
    days on market $283,990 Active 301 DOM
26. 2026-07-07
    days on market $283,990 Active 300 DOM
27. 2026-07-06
    days on market $283,990 Active 299 DOM
28. 2026-07-05
    days on market $283,990 Active 298 DOM
29. 2026-07-04
    days on market $283,990 Active 297 DOM
30. 2026-07-03
    days on market $283,990 Active 296 DOM
31. 2026-07-02
    days on market $283,990 Active 295 DOM
32. 2026-07-01
    days on market $283,990 Active 294 DOM
33. 2026-06-30
    days on market $283,990 Active 293 DOM
34. 2026-06-29
    days on market $283,990 Active 292 DOM
35. 2026-06-28
    days on market $283,990 Active 291 DOM
36. 2026-06-28
    days on market $283,990 Active 290 DOM
37. 2026-06-27
    days on market $283,990 Active 289 DOM
38. 2026-06-26
    days on market $283,990 Active 288 DOM
39. 2026-06-23
    days on market $283,990 Active 285 DOM
40. 2026-06-21
    days on market $283,990 Active 284 DOM
41. 2026-06-19
    days on market $283,990 Active 282 DOM
42. 2026-06-18
    days on market $283,990 Active 281 DOM
43. 2026-06-17
    days on market $283,990 Active 280 DOM
44. 2026-06-16
    days on market $283,990 Active 279 DOM
45. 2026-06-15
    days on market $283,990 Active 278 DOM
46. 2026-06-14
    days on market $283,990 Active 276 DOM
47. 2026-06-13
    days on market $283,990 Active 275 DOM
48. 2026-06-10
    days on market $283,990 Active 273 DOM
49. 2026-06-09
    days on market $283,990 Active 272 DOM
50. 2026-06-08
    days on market $283,990 Active 271 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: $28,492
• − Mortgage interest: −$17,768
• − Property taxes: −$4,758
• − Insurance: −$1,586
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$9,227
• Taxable loss: −$9,406
• Est. tax savings @ 24.0%: +$2,257
• After-tax cash flow: $-1,539/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 · 4 photos

Fair 45/100 Cosmetic rehab Est. rehab $10,650–$31,950 screening

The home is in fair condition with good exterior and interior walls, but it could benefit from some cosmetic updates such as painting and cleaning the windows to increase its resale and rental value.

Value-add opportunities

• Both Paint the exterior walls and siding — Painting the exterior can enhance the curb appeal and increase the home's value. ↑
• Both Clean the windows — Clean windows can make the home appear more attractive and increase its value. ↑
• Both Inspect and maintain the HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ 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

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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

• 2025-09-10 Listed $283,990 Zillow