Ramsey V A Plan · Ponchatoula, LA 70454

$251,990

3 bd · 2.0 ba · 1,718 sqft · SingleFamily · 176 Days on market

Excellent 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +5.0/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover The Ramsey V A, a beautifully designed new construction home by DSLD Homes that offers comfort, efficiency, and modern style in a thoughtfully planned 1,718 square feet. Perfect for families, first-time buyers, or anyone seeking quality craftsmanship, this Energy Star® Certified home blends functionality with timeless curb appeal. From the moment you step inside, you'll appreciate the open floor plan that seamlessly connects the living, dining, and kitchen areas-ideal for everyday living and entertaining. The kitchen is a standout feature, designed with recessed can lighting, ample cabinetry, and a spacious walk-in pantry, ensuring both style and convenience for home chefs and busy households alike. The Ramsey V A includes three spacious bedrooms and two full bathrooms, offering plenty of room to relax and unwind. The private master suite serves as a peaceful retreat, complete with a double vanity, separate garden tub and walk-in shower, and a generous walk-in master closet that provides abundant storage. Secondary bedrooms are well-sized and versatile, perfect for children, guests, or a home office. The home's exterior showcases a beautiful combination of brick, stucco, and siding, delivering durability and classic southern charm. Enjoy outdoor living on the covered rear porch, an ideal spot for morning coffee, evening relaxation, or weekend gatherings with friends and family. A two-car garage adds everyday convenience while offering additional storage space.

Key facts

• Double vanity
• Open floor plan
• Private master suite

Tags

• ENERGY STAR CERTIFIED
• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• SPACIOUS WALK-IN PANTRY
• PRIVATE MASTER SUITE
• DOUBLE VANITY

🏗️ New construction. The $251,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,521.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (12.4% below list).
• Recommended offer: $221k (12.4% 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 37% 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 176 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

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 $220,831 (12.4% 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 176 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $315,521
• List price: $251,990
• Delta: -20.14%
• 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
42333 Jasper Ln	0.46mi	3/2.0	1,685 (-2%)	0mo	$240,000	$142	75
42513 Blue Bay Dr	0.48mi	4/2.5 (+1)	1,738 (+1%)	2mo	$258,023	$148	67
42209 Atmore Pl	0.66mi	3/2.0	1,685 (-2%)	1mo	$259,000	$154	65
42252 Florence Lance Ln	0.45mi	3/2.0	1,856 (+8%)	1mo	$290,604	$157	65
42318 Blue Bay Dr	0.46mi	3/2.0	1,887 (+10%)	2mo	$271,354	$144	60
42195 Millbrook Way	0.58mi	3/2.0	1,593 (-7%)	2mo	$234,400	$147	59
26092 Salt Grass Dr	0.46mi	4/2.5 (+1)	1,833 (+7%)	2mo	$269,235	$147	58
42521 Blue Bay Dr	0.48mi	3/2.0	1,887 (+10%)	4mo	$271,015	$144	58
42210 Blue Bay Dr	0.54mi	3/2.0	1,887 (+10%)	2mo	$271,944	$144	57
42143 Blue Bay Dr	0.54mi	3/2.0	1,887 (+10%)	3mo	$274,800	$146	56
42180 Dothan Pl	0.66mi	4/2.0 (+1)	1,820 (+6%)	0mo	$255,000	$140	54
41486 Dothan Pl	0.74mi	4/2.0 (+1)	1,820 (+6%)	1mo	$250,000	$137	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: -29.1%
• Equity multiple: 0.05×
• Total profit: $-83,940
• Equity at exit: $47,045

10-year hold

• IRR: -42.1%
• Equity multiple: -0.46×
• Total profit: $-128,603
• Equity at exit: $27,280

Cash invested: $88,346 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 17 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $265,990 ($149/sqft)
• Median days on market: 325 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +23.0% above 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: 9.5×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$394 /mo · $4,733/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-436

Break-even live

Break-even rent $2,760

Max offer price $252,441

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-327	+0% $-436	+5% $-545	+10% $-654
Rent	-10% $-610	-5% $-523	+0% $-436	+5% $-349	+10% $-261
Rate	-1.0pp $-277	-0.5pp $-356	base $-436	+0.5pp $-518	+1.0pp $-601

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: $78,880
• Closing costs: $9,466
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26122 Trinity Ln Ponchatoula, LA	4.0	3.0	2175	$2,500	$1.15	93d	1	0.29mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	93d	1	0.48mi
42293 Atmore Pl Ponchatoula, LA	4.0	2.0	1820	$2,150	$1.18	93d	1	0.78mi

Listing history 50 events

1. 2026-08-08
   days on market $251,990 Active 176 DOM
2. 2026-08-07
   days on market $251,990 Active 175 DOM
3. 2026-08-06
   days on market $251,990 Active 174 DOM
4. 2026-08-05
   days on market $251,990 Active 173 DOM
5. 2026-08-04
   days on market $251,990 Active 172 DOM
6. 2026-08-03
   days on market $251,990 Active 171 DOM
7. 2026-07-31
   days on market $251,990 Active 168 DOM
8. 2026-07-30
   days on market $251,990 Active 167 DOM
9. 2026-07-29
   days on market $251,990 Active 166 DOM
10. 2026-07-27
    days on market $251,990 Active 164 DOM
11. 2026-07-25
    days on market $251,990 Active 162 DOM
12. 2026-07-24
    days on market $251,990 Active 161 DOM
13. 2026-07-23
    days on market $251,990 Active 160 DOM
14. 2026-07-22
    days on market $251,990 Active 159 DOM
15. 2026-07-21
    days on market $251,990 Active 158 DOM
16. 2026-07-18
    days on market $251,990 Active 155 DOM
17. 2026-07-16
    days on market $251,990 Active 153 DOM
18. 2026-07-16
    days on market $251,990 Active 152 DOM
19. 2026-07-14
    days on market $251,990 Active 151 DOM
20. 2026-07-13
    days on market $251,990 Active 150 DOM
21. 2026-07-12
    days on market $251,990 Active 149 DOM
22. 2026-07-11
    days on market $251,990 Active 148 DOM
23. 2026-07-10
    days on market $251,990 Active 147 DOM
24. 2026-07-09
    days on market $251,990 Active 146 DOM
25. 2026-07-08
    days on market $251,990 Active 145 DOM
26. 2026-07-07
    days on market $251,990 Active 144 DOM
27. 2026-07-06
    days on market $251,990 Active 143 DOM
28. 2026-07-05
    days on market $251,990 Active 142 DOM
29. 2026-07-04
    days on market $251,990 Active 141 DOM
30. 2026-07-03
    days on market $251,990 Active 140 DOM
31. 2026-07-02
    days on market $251,990 Active 139 DOM
32. 2026-07-01
    days on market $251,990 Active 138 DOM
33. 2026-06-30
    days on market $251,990 Active 137 DOM
34. 2026-06-29
    days on market $251,990 Active 136 DOM
35. 2026-06-28
    days on market $251,990 Active 135 DOM
36. 2026-06-28
    days on market $251,990 Active 134 DOM
37. 2026-06-27
    days on market $251,990 Active 133 DOM
38. 2026-06-26
    days on market $251,990 Active 132 DOM
39. 2026-06-23
    days on market $251,990 Active 129 DOM
40. 2026-06-21
    days on market $251,990 Active 128 DOM
41. 2026-06-19
    days on market $251,990 Active 126 DOM
42. 2026-06-18
    days on market $251,990 Active 125 DOM
43. 2026-06-17
    days on market $251,990 Active 124 DOM
44. 2026-06-16
    days on market $251,990 Active 123 DOM
45. 2026-06-15
    days on market $251,990 Active 122 DOM
46. 2026-06-14
    days on market $251,990 Active 120 DOM
47. 2026-06-13
    days on market $251,990 Active 119 DOM
48. 2026-06-10
    days on market $251,990 Active 117 DOM
49. 2026-06-09
    days on market $251,990 Active 116 DOM
50. 2026-06-08
    days on market $251,990 Active 115 DOM

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

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 · 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: $26,500
• − Mortgage interest: −$17,674
• − Property taxes: −$4,733
• − Insurance: −$1,578
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$9,179
• Taxable loss: −$10,904
• Est. tax savings @ 24.0%: +$2,617
• After-tax cash flow: $-2,614/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 · 2 photos

Excellent 100/100 None rehab

This beautifully designed new construction home by DSLD Homes is in excellent condition with no visible repairs or maintenance needed. It offers a modern floor plan, ample natural light, and a well-maintained exterior, making it an attractive option for families, first-time buyers, or anyone seeking quality craftsmanship.

Value-add opportunities

• Both Painting the interior walls and ceilings — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value. ↑
• Both Upgrading the flooring in the kitchen and bathrooms — New flooring can improve the home's appearance and increase its value. ↑
• Both Installing smart home technology — Smart home features can increase the home's appeal and marketability. ↑
• Both Landscaping improvements — Enhanced landscaping can boost the home's curb appeal and attract more potential buyers/renters. ↑

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

• 2026-02-13 Listed $251,990 Zillow