Carey V H Plan · Hammond, LA 70454

$283,990

4 bd · 2.0 ba · 2,130 sqft · SingleFamily · 280 Days on market

Fair condition

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Carey V H floor plan by DSLD Homes, an energy-efficient home designed with modern living in mind. Offering 2,130 square feet of living space, this home provides the perfect balance of style, functionality, and comfort for families or anyone seeking a spacious, well-appointed layout. The open floor plan seamlessly blends the kitchen, dining, and living areas, creating an ideal space for entertaining or enjoying time with family. Featuring four bedrooms and two bathrooms, the Carey V H offers plenty of room for everyone, ensuring privacy and comfort. The master suite is a luxurious retreat with a double master vanity, a relaxing garden tub, a separate walk-in shower, and a spacious walk-in closet. Designed with your comfort in mind, the master bath offers a spa-like experience for everyday indulgence. Recessed can lighting in the kitchen and living room provides bright, energy-efficient lighting, making these spaces both functional and inviting. The walk-in pantry offers convenient storage, and the boot bench in the mudroom adds organization and style to the home. Built with a brick and siding exterior, the Carey V H features timeless curb appeal while ensuring durability. The covered patio offers an outdoor living space perfect for relaxation, dining, or entertaining guests. The two-car garage provides ample parking and additional storage options. As with all DSLD Homes, the Carey V H is built with energy-efficient features, designed to help you save on ut

Key facts

• Master suite
• Open floor plan
• Walk in closet

Tags

• OPEN FLOOR PLAN
• MASTER SUITE
• DOUBLE MASTER VANITY
• GARDEN TUB
• WALK IN SHOWER
• WALK IN CLOSET

🏗️ New construction. The $283,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,166.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.4% below list).
• Recommended offer: $237k (16.4% 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 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 $2k of loan paydown is wiped out by about $10k 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 280 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,431 (16.4% 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 280 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $317,166
• List price: $283,990
• Delta: -10.46%
• 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
23728 Goose Point Dr	0.21mi	4/3.0	2,125 (-0%)	0mo	$347,500	$164	86
39698 Axis Ave	0.32mi	4/2.0	2,130 (0%)	0mo	$287,835	$135	85
24209 Water Tupelo Rd	0.44mi	4/2.0	2,079 (-2%)	7mo	$250,000	$120	70
40343 Cypress Reserve Blvd	0.60mi	4/2.0	2,079 (-2%)	1mo	$260,000	$125	67
23616 Big Branch Dr	0.40mi	3/2.5 (-1)	2,068 (-3%)	6mo	$278,000	$134	64
24066 Conservation Way Ave	0.35mi	4/2.0	1,869 (-12%)	6mo	$265,300	$142	58
42322 Landing View Rd	0.62mi	4/2.0	1,957 (-8%)	2mo	$249,900	$128	56
40327 Sedgwick Ln	0.45mi	4/2.0	1,829 (-14%)	1mo	$250,000	$137	55
39488 Saint Louis Ct	0.42mi	4/2.0	1,813 (-15%)	2mo	$268,000	$148	54
24359 Dawson Ct	0.48mi	4/2.0	1,857 (-13%)	4mo	$208,000	$112	53
42376 Landing View Rd	0.71mi	4/2.0	2,346 (+10%)	5mo	$275,000	$117	46
40201 Hastings Ct	0.72mi	4/3.0	2,400 (+13%)	1mo	$331,405	$138	40

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: -26.1%
• Equity multiple: 0.13×
• Total profit: $-76,958
• Equity at exit: $47,290

10-year hold

• IRR: -32.9%
• Equity multiple: -0.29×
• Total profit: $-114,185
• Equity at exit: $27,423

Cash invested: $88,807 (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: $2,374 medium
• Mortgage (P&I): −$1,663
• Tax est. 1.5%: −$396 /mo · $4,757/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-316

Break-even live

Break-even rent $2,775

Max offer price $271,417

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: $79,292
• Closing costs: $9,515
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39638 Big Branch Dr Ponchatoula, LA	4.0	3.5	2978	$2,400	$0.81	44d	1	0.18mi
41095 Mersanger Rd Ponchatoula, LA	3.0	2.0	1510	$1,950	$1.29	44d	1	0.79mi
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	44d	1	0.84mi

Listing history 18 events

1. 2026-06-19
   days on market $283,990 Active 280 DOM
2. 2026-06-18
   days on market $283,990 Active 279 DOM
3. 2026-06-17
   days on market $283,990 Active 278 DOM
4. 2026-06-16
   days on market $283,990 Active 277 DOM
5. 2026-06-15
   days on market $283,990 Active 276 DOM
6. 2026-06-14
   days on market $283,990 Active 274 DOM
7. 2026-06-13
   days on market $283,990 Active 273 DOM
8. 2026-06-10
   days on market $283,990 Active 271 DOM
9. 2026-06-09
   days on market $283,990 Active 270 DOM
10. 2026-06-08
    days on market $283,990 Active 269 DOM
11. 2026-06-07
    days on market $283,990 Active 268 DOM
12. 2026-06-05
    days on market $283,990 Active 265 DOM
13. 2026-06-03
    days on market $283,990 Active 264 DOM
14. 2026-06-02
    days on market $283,990 Active 263 DOM
15. 2026-06-01
    days on market $283,990 Active 262 DOM
16. 2026-05-31
    days on market $283,990 Active 261 DOM
17. 2026-05-30
    days on market $283,990 Active 260 DOM
18. 2025-09-12
    listed $283,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Introducing the Carey V H floor plan by DSLD Homes, an energy-efficient home designed with modern living in mind. Offering 2,130 square feet of living space, this home provides the perfect balance of style, functionality, and comfort for families or anyone seeking a spacious, well-appointed layout. The open floor plan seamlessly blends the kitchen, dining, and living areas, creating an ideal space for entertaining or enjoying time with family. Featuring four bedrooms and two bathrooms, the Carey V H offers plenty of room for everyone, ensuring privacy and comfort. The master suite is a luxurious retreat with a double master vanity, a relaxing garden tub, a separate walk-in shower, and a spacious walk-in closet. Designed with your comfort in mind, the master bath offers a spa-like experience for everyday indulgence. Recessed can lighting in the kitchen and living room provides bright, energy-efficient lighting, making these spaces both functional and inviting. The walk-in pantry offers convenient storage, and the boot bench in the mudroom adds organization and style to the home. Built with a brick and siding exterior, the Carey V H features timeless curb appeal while ensuring durability. The covered patio offers an outdoor living space perfect for relaxation, dining, or entertaining guests. The two-car garage provides ample parking and additional storage options. As with all DSLD Homes, the Carey V H is built with energy-efficient features, designed to help you save on ut

ⓘ 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: $28,492
• − Mortgage interest: −$17,766
• − Property taxes: −$4,757
• − Insurance: −$1,586
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$9,227
• Taxable loss: −$9,403
• Est. tax savings @ 24.0%: +$2,257
• After-tax cash flow: $-1,537/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 · 4 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior siding and improving the landscaping can significantly increase its resale and rental value.

Repairs flagged

• Minor Landscaping — Some areas of the landscaping appear overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Rental Landscaping and trimming overgrown areas — A well-maintained and aesthetically pleasing landscape can attract tenants and increase rental value.
• Both Inspecting and maintaining the HVAC and mechanical systems — Ensuring the HVAC and mechanical systems are in good condition can improve the home's energy efficiency and comfort, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the landscaping appear overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Rental Landscaping and trimming overgrown areas — A well-maintained and aesthetically pleasing landscape can attract tenants and increase rental value. ↑
• Both Inspecting and maintaining the HVAC and mechanical systems — Ensuring the HVAC and mechanical systems are in good condition can improve the home's energy efficiency and comfort, benefiting both resale and rental value. ↑

ⓘ 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: 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

1 event — show timeline

• 2025-09-12 Listed $283,990 Zillow