24434 Dawson Ct · Hammond, LA 70454

$212,500

4 bd · 2.0 ba · 2,079 sqft · SingleFamily public records · 199 Days on market

Built 2022 Est $285k · 25% under $53/mo HOA · 2% of rent ↓ 10% since listing

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home in Ponchatoula, featuring a spacious and inviting open floor plan designed for comfort and functionality. The kitchen is a standout with sleek stainless steel appliances, beautiful granite countertops, and a layout perfect for entertaining. The split floor plan provides privacy for the primary suite, creating a peaceful retreat. Step outside to enjoy a serene backyard to get some fresh air under the covered patio in any weather. Enjoy access to scenic nature walks, a refreshing community pool, and two playgrounds—ideal for summer fun and outdoor living. Perfectly situated near shopping, dining, schools, and easy interstate access, this home offers the per

Key facts

• Open floor plan
• Community pool
• Split floor plan

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SPLIT FLOOR PLAN
• COVERED PATIO
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $635

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Average condition
• Construction: Brick and vinyl siding construction; Shingle roof; Slab foundation; Built in unspecified year
• Exterior features: Covered concrete patio; Outside city limits; Rectangular lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total of 5 rooms (bedroom breakdown not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carbon monoxide detector; Granite counters; Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $212k).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.0% in Hammond — 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 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 45d 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 40% 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 $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 199 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $187,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $284,823
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40343 Cypress Reserve Blvd	0.33mi	4/2.0	2,079 (0%)	1mo	$260,000	$125	84
40183 Hastings Ct	0.33mi	4/2.0	2,045 (-2%)	1mo	$288,900	$141	81
24209 Water Tupelo Rd	0.35mi	4/2.0	2,079 (0%)	7mo	$250,000	$120	78
24359 Dawson Ct	0.10mi	4/2.0	1,857 (-11%)	4mo	$208,000	$112	74
42322 Landing View Rd	0.48mi	4/2.0	1,957 (-6%)	2mo	$249,900	$128	66
39698 Axis Ave	0.66mi	4/2.0	2,130 (+2%)	0mo	$287,835	$135	65
24399 Arrowhead Rd	0.40mi	5/3.0 (+1)	2,016 (-3%)	6mo	$306,110	$152	62
40327 Sedgwick Ln	0.44mi	4/2.0	1,829 (-12%)	1mo	$250,000	$137	59
42376 Landing View Rd	0.49mi	4/2.0	2,346 (+13%)	5mo	$275,000	$117	52
39642 Fairhope Dr	0.75mi	4/2.0	1,935 (-7%)	3mo	$268,000	$139	51
24066 Conservation Way Ave	0.64mi	4/2.0	1,869 (-10%)	7mo	$265,300	$142	48
39704 Axis Ave	0.67mi	3/2.0 (-1)	1,782 (-14%)	6mo	$267,798	$150	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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-10,564
• Equity at exit: $31,684

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $7,028
• Equity at exit: $18,373

Cash invested: $59,500 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$89
• HOA: −$53
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $462

Break-even live

Break-even rent $1,825

Max offer price $212,500

Occupancy floor 76%

Sensitivity live

Price	-10% $582	-5% $522	+0% $462	+5% $401	+10% $341
Rent	-10% $271	-5% $366	+0% $462	+5% $557	+10% $652
Rate	-1.0pp $569	-0.5pp $516	base $462	+0.5pp $406	+1.0pp $350

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	44d	1	0.33mi
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	44d	1	0.50mi
39638 Big Branch Dr Ponchatoula, LA	4.0	3.5	2978	$2,400	$0.81	44d	1	0.60mi

HOA detail

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

Listing history 10 events

1. 2026-05-31
   status $212,500 Pending 199 DOM
2. 2026-05-31
   days on market $212,500 Active 199 DOM
3. 2026-05-30
   days on market $212,500 Active 198 DOM
4. 2026-01-22
   historical Active Under Contract
5. 2026-01-16
   price $212,500
6. 2026-01-15
   price $212,500
7. 2025-12-16
   price $223,500
8. 2025-12-16
   price $223,500
9. 2025-11-13
   listed $235,000 Active
10. 2025-11-13
    listed $235,000 Active

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,910
• − Mortgage interest: −$11,903
• − Property taxes: −$2,230
• − Insurance: −$1,062
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$636
• − Depreciation: −$6,182
• Taxable income: $2,271
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $4,993/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 — 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

-9.6% since first listed

7 events — show timeline

• 2026-01-22 Contingent — GSREIN
• 2026-01-16 Price Changed $212,500 AcadianaMLS
• 2026-01-15 Price Changed $212,500 GSREIN
• 2025-12-16 Price Changed $223,500 AcadianaMLS
• 2025-12-16 Price Changed $223,500 GSREIN
• 2025-11-13 Listed $235,000 GSREIN
• 2025-11-13 Listed $235,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $2,230 · +1.0% YoY. Source: county tax records.