42205 Garden Dr · Ponchatoula, LA 70454

$200,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 48 Days on market

Built 1977 0.52 ac lot $122/sqft · at area comps Est $255k · 22% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• 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

You'll be able to truly appreciate this well-maintained 3-bedroom, 2 full bath brick home situated on an oversized lot in Ponchatoula! This inviting property features a spacious fenced backyard, a cozy fireplace, and a 2-car carport for everyday convenience. There's also an additional covered slab perfect for RV or camper storage--or extra parking when hosting guests. Even better, the adjoining lot next door (80 x 173) is included, offering added space and endless possibilities. Inside, you'll find no carpet throughout, providing a clean and low-maintenance living environment with plenty of potential to make it your own. Enjoy relaxing or entertaining under the covered back patio, all while being just minutes from both Hammond and Ponchatoula. Schedule your showing today!

Key facts

• Covered back patio
• Cozy fireplace
• Fenced backyard

Tags

• FENCED BACKYARD
• COZY FIREPLACE
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $241 ($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 $189k (5.6% below list).
• Recommended offer: $189k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.1% 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; 526 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); 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 32% 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 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,862 (5.6% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $254,797
• List price: $200,000
• Delta: -21.51%
• 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
42225 Penrose St	0.27mi	3/2.0	1,683 (+3%)	8mo	$160,000	$95	77
481 Scotch Pine Dr	0.23mi	3/2.0	1,716 (+5%)	10mo	$249,500	$145	73
575 Ponderosa Dr	0.25mi	3/2.0	1,718 (+5%)	13mo	$279,500	$163	70
938 Lob Lolly Ct	0.32mi	3/2.0	1,689 (+3%)	12mo	$255,000	$151	70
41449 N Charbonnet Rd	0.47mi	3/2.0	1,630 (-1%)	10mo	$250,000	$153	69
42052 S Range Rd	0.16mi	3/2.0	1,415 (-14%)	2mo	$125,000	$88	68
42111 Meadow Ln	0.09mi	3/1.0	1,827 (+11%)	10mo	$54,900	$30	65
349 Bristle Pine Dr	0.17mi	3/2.0	1,451 (-12%)	10mo	$247,500	$171	64
848 White Pine Dr	0.19mi	3/2.0	1,451 (-12%)	11mo	$252,500	$174	63
847 White Pine Dr	0.21mi	4/2.0 (+1)	1,858 (+13%)	1mo	$257,000	$138	62
807 White Pine Dr	0.34mi	4/2.0 (+1)	1,858 (+13%)	1mo	$265,000	$143	56
17379 Oak Hollow Dr	0.70mi	4/2.0 (+1)	1,800 (+10%)	1mo	$268,500	$149	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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-21,453
• Equity at exit: $29,821

10-year hold

• IRR: -4.9%
• Equity multiple: 0.71×
• Total profit: $-16,136
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $241

Break-even live

Break-even rent $1,583

Max offer price $200,000

Occupancy floor 82%

Sensitivity live

Price	-10% $354	-5% $298	+0% $241	+5% $184	+10% $128
Rent	-10% $92	-5% $166	+0% $241	+5% $316	+10% $390
Rate	-1.0pp $342	-0.5pp $292	base $241	+0.5pp $189	+1.0pp $137

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42164 Garden Dr Ponchatoula, LA	3.0	2.0	1497	$1,950	$1.30	44d	1	0.07mi
136 Southgate Dr Unit 136 Ponchatoula, LA	2.0	2.0	1281	$1,650	$1.29	44d	1	0.79mi
41386 Rosewood Ln Hammond, LA	3.0	2.0	1649	$1,750	$1.06	44d	1	0.88mi
18025 Bass Lake Trl Ponchatoula, LA	3.0	2.0	1490	$1,700	$1.14	44d	1	1.37mi
16218 E Minnesota Park Rd Unit 3B Hammond, LA	2.0	2.5	1095	$1,450	$1.32	44d	1	1.42mi
335 N Baronne St Ponchatoula, LA	3.0	2.0	1699	$1,450	$0.85	44d	1	1.49mi

Listing history 10 events

1. 2026-05-06
   status Pending 782-char remark

   Show marketing remark (805 chars)

   You’ll be able to truly appreciate this well-maintained 3-bedroom, 2 full bath brick home situated on an oversized lot in Ponchatoula! This inviting property features a spacious fenced backyard, a cozy fireplace, and a 2-car carport for everyday convenience. There’s also an additional covered slab perfect for RV or camper storage—or extra parking when hosting guests. Even better, the adjoining lot next door (80 x 173) is included, offering added space and endless possibilities. Inside, you’ll find no carpet throughout, providing a clean and low-maintenance living environment with plenty of potential to make it your own. Enjoy relaxing or entertaining under the covered back patio, all while being just minutes from both Hammond and Ponchatoula. Schedule your showing today!

2. 2026-05-06
   status Pending 805-char remark

   Show marketing remark (805 chars)

   You’ll be able to truly appreciate this well-maintained 3-bedroom, 2 full bath brick home situated on an oversized lot in Ponchatoula! This inviting property features a spacious fenced backyard, a cozy fireplace, and a 2-car carport for everyday convenience. There’s also an additional covered slab perfect for RV or camper storage—or extra parking when hosting guests. Even better, the adjoining lot next door (80 x 173) is included, offering added space and endless possibilities. Inside, you’ll find no carpet throughout, providing a clean and low-maintenance living environment with plenty of potential to make it your own. Enjoy relaxing or entertaining under the covered back patio, all while being just minutes from both Hammond and Ponchatoula. Schedule your showing today!

3. 2026-03-19
   listed $200,000 Active 782-char remark

   Show marketing remark (805 chars)

   You’ll be able to truly appreciate this well-maintained 3-bedroom, 2 full bath brick home situated on an oversized lot in Ponchatoula! This inviting property features a spacious fenced backyard, a cozy fireplace, and a 2-car carport for everyday convenience. There’s also an additional covered slab perfect for RV or camper storage—or extra parking when hosting guests. Even better, the adjoining lot next door (80 x 173) is included, offering added space and endless possibilities. Inside, you’ll find no carpet throughout, providing a clean and low-maintenance living environment with plenty of potential to make it your own. Enjoy relaxing or entertaining under the covered back patio, all while being just minutes from both Hammond and Ponchatoula. Schedule your showing today!

4. 2026-03-19
   listed $200,000 Active 805-char remark

   Show marketing remark (805 chars)

   You’ll be able to truly appreciate this well-maintained 3-bedroom, 2 full bath brick home situated on an oversized lot in Ponchatoula! This inviting property features a spacious fenced backyard, a cozy fireplace, and a 2-car carport for everyday convenience. There’s also an additional covered slab perfect for RV or camper storage—or extra parking when hosting guests. Even better, the adjoining lot next door (80 x 173) is included, offering added space and endless possibilities. Inside, you’ll find no carpet throughout, providing a clean and low-maintenance living environment with plenty of potential to make it your own. Enjoy relaxing or entertaining under the covered back patio, all while being just minutes from both Hammond and Ponchatoula. Schedule your showing today!

5. 2021-05-26
   soldstatus $189,990
6. 2021-05-21
   soldstatus $189,990 Closed
7. 2021-04-20
   status Pending
8. 2021-04-19
   listed $164,900
9. 2021-04-19
   listed $164,900 Active
10. 1990-06-11
    soldstatus $50,000

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,663
• − Mortgage interest: −$11,203
• − Property taxes: −$1,426
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,818
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,991/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

+300.0% since first listed

10 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Pending — GSREIN
• 2026-03-19 Listed $200,000 GSREIN
• 2026-03-19 Listed $200,000 AcadianaMLS
• 2021-05-26 Sold (Public Records) $189,990 Public Records
• 2021-05-21 Sold (MLS) $189,990 GSREIN
• 2021-04-20 Pending — GSREIN
• 2021-04-19 Listed $164,900 GSREIN
• 2021-04-19 Listed $164,900 AcadianaMLS
• 1990-06-11 Sold (Public Records) $50,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,426 · +1.0% YoY. Source: county tax records.