135 Leblanc St · Ponchatoula, LA 70454

$189,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 29 Days on market

Built 1985 Est $246k · 23% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• 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

Located in a highly desirable area in downtown Ponchatoula, this charming home offers the perfect blend of character and functionality. Enjoy being within walking distance to downtown shopping, dining, and the park where the famous Ponchatoula Strawberry Festival is held each year. The completely fenced backyard is ideal for entertaining or relaxing, featuring a pool and multiple covered patio areas to enjoy year-round. Inside, all flooring and ceilings have been replaced, and the roof was replaced in 2019, offering added peace of mind for the new owners.

Key facts

• Roof replaced
• Parking
• Pool

Tags

• WALKING DISTANCE TO DOWNTOWN
• COMPLETELY FENCED BACKYARD
• MULTIPLE COVERED PATIO AREAS
• ROOF REPLACED

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Average condition
• Construction: Fiber cement siding; Metal roof; Slab foundation; Built with average condition
• Exterior features: Enclosed porch; Porch; Patio; Fence; Concrete patio; Covered patio; Screened porch; Workshop

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Pull-down attic stairs

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $173k (8.4% below list).
• Recommended offer: $173k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.
• Current owner paid $87k; list at $189k implies a 117% gain — meaningful room to come down on a strong offer.

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 $173,065 (8.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $245,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 N 8th St	0.24mi	3/2.0	1,609 (+1%)	14mo	$210,000	$131	76
39684 Axis Ave	0.57mi	3/2.0	1,690 (+6%)	1mo	$277,444	$164	62
810 St Joseph Dr	0.61mi	3/2.0	1,600 (+0%)	11mo	$242,000	$151	62
24242 Verneuil Ln	0.57mi	3/1.5	1,677 (+5%)	3mo	$200,000	$119	60
41349 Rosewood Ln	0.57mi	3/2.0	1,578 (-1%)	14mo	$258,000	$163	60
25369 Blue Heron Dr	0.57mi	3/2.0	1,718 (+8%)	2mo	$270,190	$157	59
2000 Angela Dr	0.37mi	3/2.0	1,451 (-9%)	13mo	$245,000	$169	57
39563 Island Trace Blvd	0.72mi	3/2.0	1,685 (+6%)	0mo	$260,000	$154	56
39534 Island Trace Blvd	0.74mi	3/2.0	1,498 (-6%)	6mo	$234,000	$156	50
39606 Island Trace Blvd	0.67mi	3/2.0	1,498 (-6%)	18mo	$225,000	$150	43
647 W Mcclellan St	0.59mi	3/2.0	1,405 (-12%)	14mo	$166,500	$119	41
834 Eden Oaks Dr	0.63mi	2/2.0 (-1)	1,417 (-11%)	14mo	$172,900	$122	35

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-18,782
• Equity at exit: $28,181

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-11,816
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$991
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $250

Break-even live

Break-even rent $1,414

Max offer price $189,000

Occupancy floor 81%

Sensitivity live

Price	-10% $357	-5% $303	+0% $250	+5% $196	+10% $143
Rent	-10% $113	-5% $182	+0% $250	+5% $318	+10% $387
Rate	-1.0pp $345	-0.5pp $298	base $250	+0.5pp $201	+1.0pp $151

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	24d	1	0.44mi
136 Southgate Dr Unit 136 Ponchatoula, LA	2.0	2.0	1281	$1,650	$1.29	44d	1	0.87mi
335 N Baronne St Ponchatoula, LA	3.0	2.0	1699	$1,450	$0.85	44d	1	1.08mi
470 S 2nd St Ponchatoula, LA	3.0	2.0	1650	$1,400	$0.85	44d	1	1.11mi
41386 Rosewood Ln Hammond, LA	3.0	2.0	1649	$1,750	$1.06	44d	1	1.41mi
332 Silverstone Cir Ponchatoula, LA	4.0	2.0	1785	$1,850	$1.04	44d	1	1.42mi

Listing history 24 events

1. 2026-06-21
   days on market $189,000 Active 29 DOM
2. 2026-06-19
   days on market $189,000 Active 27 DOM
3. 2026-06-18
   days on market $189,000 Active 26 DOM
4. 2026-06-17
   days on market $189,000 Active 25 DOM
5. 2026-06-16
   days on market $189,000 Active 24 DOM
6. 2026-06-15
   days on market $189,000 Active 23 DOM
7. 2026-06-14
   days on market $189,000 Active 21 DOM
8. 2026-06-13
   statusdays on market $189,000 Active 20 DOM
9. 2026-06-10
   days on market $189,000 Active Under Contract 18 DOM
10. 2026-06-09
    days on market $189,000 Active Under Contract 17 DOM
11. 2026-06-08
    statusdays on market $189,000 Active Under Contract 16 DOM
12. 2026-06-07
    days on market $189,000 Active 15 DOM
13. 2026-06-05
    days on market $189,000 Active 12 DOM
14. 2026-06-03
    days on market $189,000 Active 11 DOM
15. 2026-06-02
    days on market $189,000 Active 10 DOM
16. 2026-06-01
    days on market $189,000 Active 9 DOM
17. 2026-05-31
    days on market $189,000 Active 8 DOM
18. 2026-05-30
    days on market $189,000 Active 7 DOM
19. 2026-05-23
    listed $189,000 Active

    Show marketing remark (561 chars)

    Located in a highly desirable area in downtown Ponchatoula, this charming home offers the perfect blend of character and functionality. Enjoy being within walking distance to downtown shopping, dining, and the park where the famous Ponchatoula Strawberry Festival is held each year. The completely fenced backyard is ideal for entertaining or relaxing, featuring a pool and multiple covered patio areas to enjoy year-round. Inside, all flooring and ceilings have been replaced, and the roof was replaced in 2019, offering added peace of mind for the new owners.

20. 2026-05-23
    listed $189,000 Active 561-char remark

    Show marketing remark (561 chars)

    Located in a highly desirable area in downtown Ponchatoula, this charming home offers the perfect blend of character and functionality. Enjoy being within walking distance to downtown shopping, dining, and the park where the famous Ponchatoula Strawberry Festival is held each year. The completely fenced backyard is ideal for entertaining or relaxing, featuring a pool and multiple covered patio areas to enjoy year-round. Inside, all flooring and ceilings have been replaced, and the roof was replaced in 2019, offering added peace of mind for the new owners.

21. 2002-01-02
    soldstatus $86,900
22. 2001-12-31
    soldstatus $86,900
23. 2001-11-27
    listed $89,500
24. 2001-11-27
    listed $89,500

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$470/yr (+$39/mo · 82.6%)

ⓘ 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 3/10 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: $20,768
• − Mortgage interest: −$10,587
• − Property taxes: −$569
• − Insurance: −$945
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$5,498
• Taxable loss: −$154
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $3,036/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

• Census place: Ponchatoula, LA
• County: Tangipahoa Parish · 85,958 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: 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

+111.2% since first listed

6 events — show timeline

• 2026-05-23 Listed $189,000 AcadianaMLS
• 2026-05-23 Listed $189,000 GSREIN
• 2002-01-02 Sold (Public Records) $86,900 Public Records
• 2001-12-31 Sold (MLS) $86,900 GSREIN
• 2001-11-27 Listed $89,500 AcadianaMLS
• 2001-11-27 Listed $89,500 GSREIN

Property tax history

+0.5%/yr

Latest (2025): $569 · +1.5% YoY. Source: county tax records.