41853 Snowball Cir · Ponchatoula, LA 70454

$228,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 51 Days on market

Built 2011 8,712 sqft lot $139/sqft · 17% below area Est $274k · 17% under $43/mo HOA · 2% of rent

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away for privacy and charm, this adorable home backs to a serene wooded area and features a fenced yard along with a relaxing screened-in porch--perfect for enjoying peaceful mornings and evenings. Inside, you'll find spacious living areas enhanced by beautiful wood-like flooring throughout, offering both style and easy maintenance. The inviting primary suite includes a luxurious garden tub, dual vanities, his-and-hers walk-in closets, and a convenient linen closet. Additional highlights include a two-car garage and a covered front entrance. Located in a wonderful neighborhood, residents enjoy access to community amenities such as a pool, playground, and scenic fishing pond--creating a lifestyle of comfort, ease, and everyday enjoyment.

Key facts

• Screened-in porch
• Fenced yard
• Dual vanities

Tags

• WOODED AREA
• FENCED YARD
• SCREENED-IN PORCH
• GARDEN TUB
• DUAL VANITIES
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee of $260

Exterior

• Parking: Attached garage with two spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Average condition; Slab foundation; Lot dimensions approximately 119 x 75 x 120
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Porch; Enclosed porch; Screened porch; Rectangular lot; Located outside city limits

Interior

• Bedrooms: Total rooms: 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Enclosed porch; Screened porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $212k (7.1% below list).
• Recommended offer: $212k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.2% in Ponchatoula — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents flat; 527 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 51 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,716 (7.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $274,015
• List price: $228,000
• Delta: -16.79%
• 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
41958 Snowball Cir	0.17mi	3/2.0	1,617 (-2%)	3mo	$229,000	$142	88
28507 Rosedust Ln	0.20mi	3/2.0	1,683 (+2%)	2mo	$238,000	$141	85
70048 Hirson Ct	0.30mi	3/2.0	1,689 (+3%)	0mo	$267,000	$158	81
69261 Taverny Ct	0.21mi	3/2.0	1,732 (+6%)	0mo	$286,000	$165	80
10136 Cesson Ct	0.42mi	3/2.0	1,615 (-2%)	3mo	$271,000	$168	75
69484 Taverny Ct	0.24mi	3/2.0	1,747 (+6%)	4mo	$280,000	$160	75
41173 Snowball Cir	0.47mi	3/2.0	1,585 (-4%)	0mo	$215,000	$136	72
69628 Taverny Ct	0.44mi	3/2.0	1,715 (+4%)	4mo	$272,000	$159	69
28491 Twilight Dr	0.26mi	3/2.0	1,415 (-14%)	4mo	$213,000	$151	62
9 Adrienne St	0.39mi	2/2.0 (-1)	1,437 (-12%)	2mo	$175,000	$122	54
28515 Vintage Ln	0.58mi	3/2.0	1,476 (-10%)	4mo	$224,000	$152	53
28465 Plum St	0.69mi	3/2.0	1,438 (-12%)	3mo	$203,680	$142	45

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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-31,107
• Equity at exit: $33,996

10-year hold

• IRR: -9.1%
• Equity multiple: 0.49×
• Total profit: $-32,402
• Equity at exit: $19,713

Cash invested: $63,840 (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: 527
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$95
• HOA: −$43
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $168

Break-even live

Break-even rent $1,904

Max offer price $228,000

Occupancy floor 87%

Sensitivity live

Price	-10% $297	-5% $233	+0% $168	+5% $104	+10% $39
Rent	-10% $1	-5% $85	+0% $168	+5% $252	+10% $336
Rate	-1.0pp $283	-0.5pp $226	base $168	+0.5pp $109	+1.0pp $49

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69332 Taverny Ct Madisonville, LA	3.0	2.0	2000	$2,250	$1.12	45d	1	0.16mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	25d	1	1.26mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: pool

Listing history 37 events

1. 2026-06-21
   days on market $228,000 Active 51 DOM
2. 2026-06-19
   days on market $228,000 Active 49 DOM
3. 2026-06-18
   days on market $228,000 Active 48 DOM
4. 2026-06-17
   days on market $228,000 Active 47 DOM
5. 2026-06-16
   days on market $228,000 Active 46 DOM
6. 2026-06-15
   days on market $228,000 Active 45 DOM
7. 2026-06-14
   days on market $228,000 Active 43 DOM
8. 2026-06-13
   days on market $228,000 Active 42 DOM
9. 2026-06-10
   days on market $228,000 Active 40 DOM
10. 2026-06-09
    days on market $228,000 Active 39 DOM
11. 2026-06-08
    days on market $228,000 Active 38 DOM
12. 2026-06-07
    days on market $228,000 Active 37 DOM
13. 2026-06-05
    days on market $228,000 Active 34 DOM
14. 2026-06-03
    days on market $228,000 Active 33 DOM
15. 2026-06-02
    pricedays on market $228,000 Active 32 DOM
16. 2026-06-01
    days on market $235,000 Active 31 DOM

    Show marketing remark (753 chars)

    Tucked away for privacy and charm, this adorable home backs to a serene wooded area and features a fenced yard along with a relaxing screened-in porch--perfect for enjoying peaceful mornings and evenings. Inside, you'll find spacious living areas enhanced by beautiful wood-like flooring throughout, offering both style and easy maintenance. The inviting primary suite includes a luxurious garden tub, dual vanities, his-and-hers walk-in closets, and a convenient linen closet. Additional highlights include a two-car garage and a covered front entrance. Located in a wonderful neighborhood, residents enjoy access to community amenities such as a pool, playground, and scenic fishing pond--creating a lifestyle of comfort, ease, and everyday enjoyment.

17. 2026-05-31
    days on market $235,000 Active 30 DOM
18. 2026-05-30
    days on market $235,000 Active 29 DOM
19. 2026-05-01
    listed $235,000 Active 753-char remark

    Show marketing remark (753 chars)

    Tucked away for privacy and charm, this adorable home backs to a serene wooded area and features a fenced yard along with a relaxing screened-in porch--perfect for enjoying peaceful mornings and evenings. Inside, you'll find spacious living areas enhanced by beautiful wood-like flooring throughout, offering both style and easy maintenance. The inviting primary suite includes a luxurious garden tub, dual vanities, his-and-hers walk-in closets, and a convenient linen closet. Additional highlights include a two-car garage and a covered front entrance. Located in a wonderful neighborhood, residents enjoy access to community amenities such as a pool, playground, and scenic fishing pond--creating a lifestyle of comfort, ease, and everyday enjoyment.

20. 2026-05-01
    listed $235,000 Active 769-char remark

    Show marketing remark (753 chars)

    Tucked away for privacy and charm, this adorable home backs to a serene wooded area and features a fenced yard along with a relaxing screened-in porch--perfect for enjoying peaceful mornings and evenings. Inside, you'll find spacious living areas enhanced by beautiful wood-like flooring throughout, offering both style and easy maintenance. The inviting primary suite includes a luxurious garden tub, dual vanities, his-and-hers walk-in closets, and a convenient linen closet. Additional highlights include a two-car garage and a covered front entrance. Located in a wonderful neighborhood, residents enjoy access to community amenities such as a pool, playground, and scenic fishing pond--creating a lifestyle of comfort, ease, and everyday enjoyment.

21. 2022-04-12
    soldstatus $240,000
22. 2022-04-06
    soldstatus $240,000 Closed
23. 2022-02-17
    status Pending
24. 2022-02-05
    listed $240,000
25. 2022-02-05
    listed $240,000 Active
26. 2014-06-24
    soldstatus $156,000
27. 2014-06-20
    soldstatus $156,000
28. 2013-12-07
    listed $157,500
29. 2013-12-07
    listed $157,500
30. 2013-08-26
    listed $159,000
31. 2013-08-26
    listed $159,000
32. 2010-07-04
    soldstatus $148,700
33. 2010-04-06
    listed $148,700
34. 2010-04-06
    listed $148,700
35. 2010-02-11
    listed $148,700
36. 2010-02-11
    listed $148,700
37. 2010-01-06
    soldstatus $800,000

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 22 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: $25,406
• − Mortgage interest: −$12,772
• − Property taxes: −$2,047
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$516
• − Depreciation: −$6,633
• Taxable loss: −$1,766
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $2,444/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.

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 — 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 · 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

-71.5% since first listed

21 events — show timeline

• 2026-06-01 Price Changed $228,000 AcadianaMLS
• 2026-06-01 Price Changed $228,000 GSREIN
• 2026-05-01 Listed $235,000 GSREIN
• 2026-05-01 Listed $235,000 AcadianaMLS
• 2022-04-12 Sold (Public Records) $240,000 Public Records
• 2022-04-06 Sold (MLS) $240,000 GSREIN
• 2022-02-17 Pending — GSREIN
• 2022-02-05 Listed $240,000 GSREIN
• 2022-02-05 Listed $240,000 AcadianaMLS
• 2014-06-24 Sold (Public Records) $156,000 Public Records
• 2014-06-20 Sold (MLS) $156,000 GSREIN
• 2013-12-07 Listed $157,500 AcadianaMLS
• 2013-12-07 Listed $157,500 GSREIN
• 2013-08-26 Listed $159,000 GSREIN
• 2013-08-26 Listed $159,000 AcadianaMLS
• 2010-07-04 Sold (MLS) $148,700 GSREIN
• 2010-04-06 Listed $148,700 GSREIN
• 2010-04-06 Listed $148,700 AcadianaMLS
• 2010-02-11 Listed $148,700 GSREIN
• 2010-02-11 Listed $148,700 AcadianaMLS
• 2010-01-06 Sold (Public Records) $800,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,047 · +1.0% YoY. Source: county tax records.