40307 Cypress Reserve Blvd · Hammond, LA 70454

$275,000

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 97 Days on market

Built 2020 Good condition 0.27 ac lot $132/sqft · 9% below area Est $301k · 9% under $53/mo HOA · 2% of rent

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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).

• ARV discount +11.3/15.0
• Cash flow +10.6/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! This home offers a very low assumable mortgage at 2.75% for the qualifying buyer! Seller WILL PAY ALL OF BUYER'S ASSOCIATED CLOSING COSTS upon acceptance of a full priced offer. Like new and built on just a little over 1/4-acre lot! The oversized back yard has sweeping views of a pond with a fountain, and a nature preserve. The seller paid a $9k premium for this lot! The front and back porches are covered! It is a premium lot with no neighbors behind. The home comes complete with a stainless-steel package, 9' Ceilings, gas range, gas tankless hot water heater, electric and gas amenities, granite counter tops in the kitchen and bathrooms, and luxury vinyl plank flooring throughout all main areas. Moen premium plumbing fixtures as well. Because it is a smart home with smart technology, you can control your living environment's A/C, lighting, and security at your fingertips. There is a security system including front and rear cameras, interior motion and doorbell camera. The exterior comes with front and rear rain gutters protected by the Leaf Filter system which has a lifetime limited warranty! This home has only been occupied by a sole owner, no pets, and the extra 3 bedrooms have never been slept in. The Cypress Reserve community has outstanding amenities, multiple playgrounds, scenic ponds, a resort-like pool and pavilion, all which provide outdoor activities and FUN! Located just minutes from major highways and downtown Ponchatoula. 14 miles to the Causeway Approach.

Key facts

• Premium lot
• Oversized back yard
• Gas range

Tags

• OVERSIZED BACK YARD
• SWEEPING VIEWS OF A POND
• COVERED FRONT AND BACK PORCHES
• PREMIUM LOT
• STAINLESS-STEEL PACKAGE
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (16.3% below list).
• Recommended offer: $230k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#77 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, commute D+, schools D.
• 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.
• Market conditions: Rents flat; 526 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 39% 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 97 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Recommended offer $230,173 (16.3% 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 97 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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: 0.84% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $300,557
• List price: $275,000
• Delta: -8.50%
• 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
40343 Cypress Reserve Blvd	0.07mi	4/2.0	2,079 (0%)	1mo	$260,000	$125	96
24209 Water Tupelo Rd	0.11mi	4/2.0	2,079 (0%)	7mo	$250,000	$120	89
42322 Landing View Rd	0.11mi	4/2.0	1,957 (-6%)	2mo	$249,900	$128	83
40183 Hastings Ct	0.49mi	4/2.0	2,045 (-2%)	1mo	$288,900	$141	74
40327 Sedgwick Ln	0.14mi	4/2.0	1,829 (-12%)	1mo	$250,000	$137	73
40085 Cypress View Rd	0.40mi	4/2.0	2,014 (-3%)	7mo	$280,000	$139	70
42376 Landing View Rd	0.17mi	4/2.0	2,346 (+13%)	5mo	$275,000	$117	67
24359 Dawson Ct	0.36mi	4/2.0	1,857 (-11%)	4mo	$208,000	$112	62
24399 Arrowhead Rd	0.43mi	5/3.0 (+1)	2,016 (-3%)	6mo	$306,110	$152	61
23616 Big Branch Dr	0.57mi	3/2.5 (-1)	2,068 (-0%)	6mo	$278,000	$134	60
24066 Conservation Way Ave	0.39mi	4/2.0	1,869 (-10%)	6mo	$265,300	$142	59
23728 Goose Point Dr	0.71mi	4/3.0	2,125 (+2%)	0mo	$347,500	$164	59

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: -22.5%
• Equity multiple: 0.24×
• Total profit: $-58,394
• Equity at exit: $41,003

10-year hold

• IRR: -24.2%
• Equity multiple: -0.07×
• Total profit: $-82,389
• Equity at exit: $23,777

Cash invested: $77,000 (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 →

ZIP-level market 70454

• Rents YoY: 0.7%
• Active inventory: 526
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$53
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-135

Break-even live

Break-even rent $2,473

Max offer price $255,452

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	43d	1	0.23mi
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	43d	1	0.41mi
39638 Big Branch Dr Ponchatoula, LA	4.0	3.5	2978	$2,400	$0.81	43d	1	0.50mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: watergaselectriclandscapingpoolsecurity

Listing history 31 events

1. 2026-06-19
   days on market $275,000 Active 97 DOM
2. 2026-06-18
   days on market $275,000 Active 96 DOM
3. 2026-06-17
   days on market $275,000 Active 95 DOM
4. 2026-06-16
   days on market $275,000 Active 94 DOM
5. 2026-06-15
   days on market $275,000 Active 93 DOM
6. 2026-06-14
   days on market $275,000 Active 91 DOM
7. 2026-06-13
   days on market $275,000 Active 90 DOM
8. 2026-06-10
   days on market $275,000 Active 88 DOM
9. 2026-06-09
   days on market $275,000 Active 87 DOM
10. 2026-06-08
    days on market $275,000 Active 86 DOM
11. 2026-06-07
    pricedays on market $275,000 Active 85 DOM
12. 2026-06-05
    days on market $279,000 Active 82 DOM
13. 2026-06-03
    days on market $279,000 Active 81 DOM
14. 2026-06-02
    days on market $279,000 Active 80 DOM
15. 2026-06-01
    days on market $279,000 Active 79 DOM
16. 2026-05-31
    days on market $279,000 Active 78 DOM
17. 2026-05-30
    days on market $279,000 Active 77 DOM
18. 2026-03-14
    listed $279,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Motivated Seller! This home offers a very low assumable mortgage at 2.75% for the qualifying buyer! Seller WILL PAY ALL OF BUYER'S ASSOCIATED CLOSING COSTS upon acceptance of a full priced offer. Like new and built on just a little over 1/4-acre lot! The oversized back yard has sweeping views of a pond with a fountain, and a nature preserve. The seller paid a $9k premium for this lot! The front and back porches are covered! It is a premium lot with no neighbors behind. The home comes complete with a stainless-steel package, 9' Ceilings, gas range, gas tankless hot water heater, electric and gas amenities, granite counter tops in the kitchen and bathrooms, and luxury vinyl plank flooring throughout all main areas. Moen premium plumbing fixtures as well. Because it is a smart home with smart technology, you can control your living environment's A/C, lighting, and security at your fingertips. There is a security system including front and rear cameras, interior motion and doorbell camera. The exterior comes with front and rear rain gutters protected by the Leaf Filter system which has a lifetime limited warranty! This home has only been occupied by a sole owner, no pets, and the extra 3 bedrooms have never been slept in. The Cypress Reserve community has outstanding amenities, multiple playgrounds, scenic ponds, a resort-like pool and pavilion, all which provide outdoor activities and FUN! Located just minutes from major highways and downtown Ponchatoula. 14 miles to the Causeway Approach.

19. 2026-03-14
    listed $279,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Motivated Seller! This home offers a very low assumable mortgage at 2.75% for the qualifying buyer! Seller WILL PAY ALL OF BUYER'S ASSOCIATED CLOSING COSTS upon acceptance of a full priced offer. Like new and built on just a little over 1/4-acre lot! The oversized back yard has sweeping views of a pond with a fountain, and a nature preserve. The seller paid a $9k premium for this lot! The front and back porches are covered! It is a premium lot with no neighbors behind. The home comes complete with a stainless-steel package, 9' Ceilings, gas range, gas tankless hot water heater, electric and gas amenities, granite counter tops in the kitchen and bathrooms, and luxury vinyl plank flooring throughout all main areas. Moen premium plumbing fixtures as well. Because it is a smart home with smart technology, you can control your living environment's A/C, lighting, and security at your fingertips. There is a security system including front and rear cameras, interior motion and doorbell camera. The exterior comes with front and rear rain gutters protected by the Leaf Filter system which has a lifetime limited warranty! This home has only been occupied by a sole owner, no pets, and the extra 3 bedrooms have never been slept in. The Cypress Reserve community has outstanding amenities, multiple playgrounds, scenic ponds, a resort-like pool and pavilion, all which provide outdoor activities and FUN! Located just minutes from major highways and downtown Ponchatoula. 14 miles to the Causeway Approach.

20. 2025-09-27
    price $279,000
21. 2025-09-27
    price $279,000
22. 2025-07-21
    price $289,000
23. 2025-07-21
    price $289,000
24. 2025-06-30
    price $299,900
25. 2025-06-30
    price $299,900
26. 2025-06-07
    listed $304,900 Active
27. 2025-06-07
    listed $289,000 Active
28. 2025-02-27
    price $309,900
29. 2025-02-18
    price $309,900
30. 2024-12-10
    listed $314,900 Active
31. 2020-06-04
    listed $239,900

ⓘ 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: $27,621
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$636
• − Depreciation: −$8,000
• Taxable loss: −$6,339
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $-100/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 Cosmetic rehab

This home is in excellent condition with a low-maintenance exterior and interior. It offers a premium lot with no neighbors behind and sweeping views of a pond and nature preserve. The home is move-in ready and would benefit from minor cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and energy efficiency
• Resale Kitchen appliances maintenance — Keeps appliances in good working condition

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑
• Resale Kitchen appliances maintenance — Keeps appliances in good working condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — Hammond

• Score: 69/100
• State rank: #77
• US rank: #8868

Category grades

Amenities C- Commute D+ Cost of living A+ Crime F Employment F Housing C+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 85,958 people
• City population: 51,394
• Metro: Hammond, LA
• Population (ZIP): 34,564
• Household income: $71,611
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 479.0

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

+16.3% since first listed

14 events — show timeline

• 2026-03-14 Listed $279,000 GSREIN
• 2026-03-14 Listed $279,000 AcadianaMLS
• 2025-09-27 Price Changed $279,000 AcadianaMLS
• 2025-09-27 Price Changed $279,000 GSREIN
• 2025-07-21 Price Changed $289,000 AcadianaMLS
• 2025-07-21 Price Changed $289,000 GSREIN
• 2025-06-30 Price Changed $299,900 AcadianaMLS
• 2025-06-30 Price Changed $299,900 GSREIN
• 2025-06-07 Listed $289,000 AcadianaMLS
• 2025-06-07 Listed $304,900 AcadianaMLS
• 2025-02-27 Price Changed $309,900 AcadianaMLS
• 2025-02-18 Price Changed $309,900 GSREIN
• 2024-12-10 Listed $314,900 AcadianaMLS
• 2020-06-04 Listed $239,900 AcadianaMLS