39301 Franklin St · Ponchatoula, LA 70454

$231,990

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 113 Days on market

Built 2015 8,712 sqft lot $144/sqft · 12% below area Est $250k · 7% under

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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).

• Cash flow +12.1/30.0
• ARV discount +10.7/15.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bathroom home on the west side of Ponchatoula with a beautiful open-concept layout. Located just off the I-55 Service Road, this home offers easy interstate access while still keeping you close to downtown, all without the busyness of downtown living. Freshly repainted inside and out, the home welcomes you with a spacious living room filled with natural light and accented by built-ins for added character and storage. All the bedrooms are nicely sized with brand-new carpet. The kitchen features granite countertops, plenty of cabinets, a roomy pantry, and a bright breakfast area. The primary suite is spacious and has a en-suite that showcases double vanities, a soaking tub, a separate shower, and a walk-in closet. And let's not forget the backyard. Enjoy a covered patio and a spacious yard, a blank canvas ready for you to make it your own.

Key facts

• Roomy pantry
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• EASY INTERSTATE ACCESS
• SPACIOUS LIVING ROOM
• BUILT-INS FOR STORAGE
• GRANITE COUNTERTOPS
• ROOMY PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-53 ($-636/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (23.6% below list).
• Recommended offer: $177k (23.6% 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.
• Market conditions: Rents flat; 526 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).

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 113 days — a 9% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $162k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $177,150 (23.6% 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 113 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (median comp): $249,995
• List price: $231,990
• Delta: -7.20%
• 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
16138 Derry St	0.11mi	3/2.0	1,455 (-10%)	5mo	$234,000	$161	74
16118 Graywood St	0.11mi	3/2.0	1,785 (+10%)	5mo	$240,000	$134	73
39275 Franklin St	0.05mi	3/2.0	1,798 (+11%)	9mo	$255,000	$142	71
16099 Blue Bayou St	0.08mi	3/2.0	1,763 (+9%)	14mo	$257,900	$146	70
39563 Island Trace Blvd	0.56mi	3/2.0	1,685 (+4%)	0mo	$260,000	$154	66
16168 South Trace Dr Unit `	0.41mi	3/2.0	1,519 (-6%)	6mo	$237,000	$156	66
16146 Derry St	0.12mi	3/2.0	1,791 (+11%)	14mo	$245,000	$137	64
5 Huckleberry St	0.67mi	3/2.0	1,543 (-4%)	3mo	$175,000	$113	59
39534 Island Trace Blvd	0.51mi	3/2.0	1,498 (-7%)	6mo	$234,000	$156	59
4 Cypress Dr	0.68mi	3/2.0	1,543 (-4%)	5mo	$225,000	$146	57
39551 N Pond Trl	0.54mi	3/2.0	1,384 (-14%)	7mo	$218,000	$158	45
10 Cypress Dr	0.58mi	3/2.0	1,420 (-12%)	14mo	$219,900	$155	41

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-45,109
• Equity at exit: $34,590

10-year hold

• IRR: -19.0%
• Equity multiple: 0.08×
• Total profit: $-59,852
• Equity at exit: $20,058

Cash invested: $64,957 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$1,217
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-53

Break-even live

Break-even rent $1,839

Max offer price $222,629

Occupancy floor 98%

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: $57,998
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	23d	1	0.97mi
14711 Madison Ln Unit A Ponchatoula, LA	2.0	2.0	1302	$1,450	$1.11	14d	1	1.12mi

Listing history 30 events

1. 2026-06-19
   days on market $231,990 Active 113 DOM
2. 2026-06-18
   days on market $231,990 Active 112 DOM
3. 2026-06-17
   days on market $231,990 Active 111 DOM
4. 2026-06-16
   days on market $231,990 Active 110 DOM
5. 2026-06-15
   days on market $231,990 Active 109 DOM
6. 2026-06-14
   days on market $231,990 Active 107 DOM
7. 2026-06-13
   days on market $231,990 Active 106 DOM
8. 2026-06-10
   days on market $231,990 Active 104 DOM
9. 2026-06-09
   days on market $231,990 Active 103 DOM
10. 2026-06-08
    days on market $231,990 Active 102 DOM
11. 2026-06-07
    days on market $231,990 Active 101 DOM
12. 2026-06-05
    days on market $231,990 Active 98 DOM
13. 2026-06-03
    days on market $231,990 Active 97 DOM
14. 2026-06-02
    days on market $231,990 Active 96 DOM
15. 2026-06-01
    days on market $231,990 Active 95 DOM
16. 2026-05-31
    pricedays on market $231,990 Active 94 DOM
17. 2026-05-30
    days on market $239,500 Active 93 DOM
18. 2026-03-27
    price $239,500 871-char remark

    Show marketing remark (877 chars)

    Charming 3-bedroom, 2-bathroom home on the west side of Ponchatoula with a beautiful open-concept layout. Located just off the I-55 Service Road, this home offers easy interstate access while still keeping you close to downtown, all without the busyness of downtown living. Freshly repainted inside and out, the home welcomes you with a spacious living room filled with natural light and accented by built-ins for added character and storage. All the bedrooms are nicely sized with brand-new carpet. The kitchen features granite countertops, plenty of cabinets, a roomy pantry, and a bright breakfast area. The primary suite is spacious and has a en-suite that showcases double vanities, a soaking tub, a separate shower, and a walk-in closet. And let’s not forget the backyard. Enjoy a covered patio and a spacious yard, a blank canvas ready for you to make it your own.

19. 2026-03-27
    price $239,500 877-char remark

    Show marketing remark (877 chars)

    Charming 3-bedroom, 2-bathroom home on the west side of Ponchatoula with a beautiful open-concept layout. Located just off the I-55 Service Road, this home offers easy interstate access while still keeping you close to downtown, all without the busyness of downtown living. Freshly repainted inside and out, the home welcomes you with a spacious living room filled with natural light and accented by built-ins for added character and storage. All the bedrooms are nicely sized with brand-new carpet. The kitchen features granite countertops, plenty of cabinets, a roomy pantry, and a bright breakfast area. The primary suite is spacious and has a en-suite that showcases double vanities, a soaking tub, a separate shower, and a walk-in closet. And let’s not forget the backyard. Enjoy a covered patio and a spacious yard, a blank canvas ready for you to make it your own.

20. 2026-02-26
    listed $249,000 Active 871-char remark

    Show marketing remark (877 chars)

    Charming 3-bedroom, 2-bathroom home on the west side of Ponchatoula with a beautiful open-concept layout. Located just off the I-55 Service Road, this home offers easy interstate access while still keeping you close to downtown, all without the busyness of downtown living. Freshly repainted inside and out, the home welcomes you with a spacious living room filled with natural light and accented by built-ins for added character and storage. All the bedrooms are nicely sized with brand-new carpet. The kitchen features granite countertops, plenty of cabinets, a roomy pantry, and a bright breakfast area. The primary suite is spacious and has a en-suite that showcases double vanities, a soaking tub, a separate shower, and a walk-in closet. And let’s not forget the backyard. Enjoy a covered patio and a spacious yard, a blank canvas ready for you to make it your own.

21. 2026-02-26
    listed $249,000 Active 877-char remark

    Show marketing remark (877 chars)

    Charming 3-bedroom, 2-bathroom home on the west side of Ponchatoula with a beautiful open-concept layout. Located just off the I-55 Service Road, this home offers easy interstate access while still keeping you close to downtown, all without the busyness of downtown living. Freshly repainted inside and out, the home welcomes you with a spacious living room filled with natural light and accented by built-ins for added character and storage. All the bedrooms are nicely sized with brand-new carpet. The kitchen features granite countertops, plenty of cabinets, a roomy pantry, and a bright breakfast area. The primary suite is spacious and has a en-suite that showcases double vanities, a soaking tub, a separate shower, and a walk-in closet. And let’s not forget the backyard. Enjoy a covered patio and a spacious yard, a blank canvas ready for you to make it your own.

22. 2018-01-10
    soldstatus $162,500
23. 2018-01-08
    soldstatus $162,500 Sold
24. 2017-12-11
    historical Pending Continue to Show
25. 2017-11-01
    price $164,900
26. 2017-09-26
    listed $167,800 Active
27. 2017-09-25
    listed $164,900
28. 2015-12-29
    soldstatus $156,900 Sold
29. 2015-07-08
    listed $156,900
30. 2015-07-08
    listed $156,900

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $21,258
• − Mortgage interest: −$12,995
• − Property taxes: −$1,671
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$6,749
• Taxable loss: −$4,718
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $496/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: 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

+52.6% since first listed

13 events — show timeline

• 2026-03-27 Price Changed $239,500 AcadianaMLS
• 2026-03-27 Price Changed $239,500 GSREIN
• 2026-02-26 Listed $249,000 GSREIN
• 2026-02-26 Listed $249,000 AcadianaMLS
• 2018-01-10 Sold (Public Records) $162,500 Public Records
• 2018-01-08 Sold (MLS) $162,500 GSREIN
• 2017-12-11 Contingent — GSREIN
• 2017-11-01 Price Changed $164,900 GSREIN
• 2017-09-26 Listed $167,800 GSREIN
• 2017-09-25 Listed $164,900 AcadianaMLS
• 2015-12-29 Sold (MLS) $156,900 GSREIN
• 2015-07-08 Listed $156,900 AcadianaMLS
• 2015-07-08 Listed $156,900 GSREIN

Property tax history

+29.3%/yr

Latest (2025): $1,671 · +1.0% YoY. Source: county tax records.