278 South Park Cir · Ponchatoula, LA 70454

$199,900

3 bd · 2.0 ba · 1,157 sqft · SingleFamily · 31 Days on market

Built 2011 8,712 sqft lot Est $169k · 18% over

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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 +15.1/30.0
• DSCR +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location on this Move-In Ready 3BR/2BA with Modern Finishes! The home features an open floor plan with elegant wood-trimmed accent walls in the living room, primary bedroom, and hallway. The kitchen boasts granite countertops and stainless-steel appliances, adding warmth and character throughout. Situated on an oversized lot in a central location, you'll enjoy easy access to everything Ponchatoula and Hammond have to offer--just minutes from the interstate, hospital, shopping mall, and all city amenities. Flood Zone X (no flood insurance req.). Owner-Agent

Key facts

• Open floor plan
• Central location
• Granite countertops

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED LOT
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: Covered carport with one space; Boat parking; RV access/parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick and vinyl siding exterior; Asphalt shingle roof; Slab foundation; Property in very good condition; Irregular city lot (approx. 65 x 126)
• Construction: Built with brick and vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Fenced yard; Concrete patio or porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Granite counters; Stainless steel appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic access with pull-down stairs; Ceiling fans; Carbon monoxide detector; Granite countertops; Stainless steel appliances

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 $68 ($812/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 $165k (17.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.2% in Ponchatoula — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Tucker Memorial Elementary School (709 students, 67% FRL); Ponchatoula Junior High School (math 18% / reading 37%, grade F, #127 of 218 statewide, top 60%, 770 students, 60% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL).
• Market conditions: Rents flat; 527 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,720 (17.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $168,922
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 S Park Cir	0.06mi	3/2.0	1,175 (+2%)	11mo	$203,333	$173	86
136 Southgate Dr	0.17mi	2/2.0 (-1)	1,281 (+11%)	15mo	$170,800	$133	57
140 N 14th St	0.53mi	3/1.5	1,220 (+5%)	10mo	$75,000	$61	56
254 Avalon Villa Dr	0.36mi	2/2.0 (-1)	1,098 (-5%)	21mo	$160,000	$146	53
42145 Garden Dr	0.52mi	3/1.0	1,018 (-12%)	6mo	$180,000	$177	47
42207 Pimlott St Unit B	0.65mi	3/2.0	1,266 (+9%)	19mo	$166,500	$132	38
42192-A Pimlott St	0.68mi	3/2.0	1,285 (+11%)	15mo	$165,000	$128	38
625 N 7th St	0.70mi	3/2.0	1,282 (+11%)	15mo	$197,900	$154	37

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-31,940
• Equity at exit: $29,806

10-year hold

• IRR: -12.5%
• Equity multiple: 0.33×
• Total profit: $-37,372
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $68

Break-even live

Break-even rent $1,562

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $181	-5% $124	+0% $68	+5% $11	+10% $-46
Rent	-10% $-62	-5% $3	+0% $68	+5% $133	+10% $198
Rate	-1.0pp $168	-0.5pp $118	base $68	+0.5pp $16	+1.0pp $-37

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Southgate Dr Unit 136 Ponchatoula, LA	2.0	2.0	1281	$1,650	$1.29	45d	1	0.19mi
1681 Veterans Ave Unit 06 Ponchatoula, LA	2.0	1.0	800	$995	$1.24	45d	1	0.38mi
42164 Garden Dr Ponchatoula, LA	3.0	2.0	1497	$1,950	$1.30	45d	1	0.54mi
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	45d	1	1.14mi
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	45d	1	1.14mi
523 W Magnolia St Ponchatoula, LA	2.0	2.0	1114	$1,700	$1.53	25d	1	1.43mi

Listing history 37 events

1. 2026-06-21
   days on market $199,900 Active 31 DOM
2. 2026-06-19
   days on market $199,900 Active 29 DOM
3. 2026-06-18
   days on market $199,900 Active 28 DOM
4. 2026-06-17
   days on market $199,900 Active 27 DOM
5. 2026-06-16
   days on market $199,900 Active 26 DOM
6. 2026-06-15
   days on market $199,900 Active 25 DOM
7. 2026-06-14
   days on market $199,900 Active 23 DOM
8. 2026-06-13
   days on market $199,900 Active 22 DOM
9. 2026-06-10
   pricedays on market $199,900 Active 20 DOM
10. 2026-06-09
    days on market $204,900 Active 19 DOM

    Show marketing remark (568 chars)

    Great Location on this Move-In Ready 3BR/2BA with Modern Finishes! The home features an open floor plan with elegant wood-trimmed accent walls in the living room, primary bedroom, and hallway. The kitchen boasts granite countertops and stainless-steel appliances, adding warmth and character throughout. Situated on an oversized lot in a central location, you'll enjoy easy access to everything Ponchatoula and Hammond have to offer--just minutes from the interstate, hospital, shopping mall, and all city amenities. Flood Zone X (no flood insurance req.). Owner-Agent

11. 2026-06-08
    days on market $204,900 Active 18 DOM
12. 2026-06-07
    days on market $204,900 Active 17 DOM
13. 2026-06-05
    days on market $204,900 Active 14 DOM
14. 2026-06-03
    days on market $204,900 Active 13 DOM
15. 2026-06-03
    price $204,900 Active 12 DOM
16. 2026-06-02
    days on market $208,900 Active 12 DOM

    Show marketing remark (568 chars)

    Great Location on this Move-In Ready 3BR/2BA with Modern Finishes! The home features an open floor plan with elegant wood-trimmed accent walls in the living room, primary bedroom, and hallway. The kitchen boasts granite countertops and stainless-steel appliances, adding warmth and character throughout. Situated on an oversized lot in a central location, you'll enjoy easy access to everything Ponchatoula and Hammond have to offer--just minutes from the interstate, hospital, shopping mall, and all city amenities. Flood Zone X (no flood insurance req.). Owner-Agent

17. 2026-06-01
    days on market $208,900 Active 11 DOM
18. 2026-05-31
    days on market $208,900 Active 10 DOM
19. 2026-05-30
    days on market $208,900 Active 9 DOM
20. 2026-05-21
    listed $208,900 Active 568-char remark

    Show marketing remark (568 chars)

    Great Location on this Move-In Ready 3BR/2BA with Modern Finishes! The home features an open floor plan with elegant wood-trimmed accent walls in the living room, primary bedroom, and hallway. The kitchen boasts granite countertops and stainless-steel appliances, adding warmth and character throughout. Situated on an oversized lot in a central location, you'll enjoy easy access to everything Ponchatoula and Hammond have to offer--just minutes from the interstate, hospital, shopping mall, and all city amenities. Flood Zone X (no flood insurance req.). Owner-Agent

21. 2026-05-21
    listed $208,900 Active

    Show marketing remark (568 chars)

    Great Location on this Move-In Ready 3BR/2BA with Modern Finishes! The home features an open floor plan with elegant wood-trimmed accent walls in the living room, primary bedroom, and hallway. The kitchen boasts granite countertops and stainless-steel appliances, adding warmth and character throughout. Situated on an oversized lot in a central location, you'll enjoy easy access to everything Ponchatoula and Hammond have to offer--just minutes from the interstate, hospital, shopping mall, and all city amenities. Flood Zone X (no flood insurance req.). Owner-Agent

22. 2022-12-20
    soldstatus $206,000 Closed 433-char remark
23. 2022-12-20
    soldstatus $206,000
24. 2022-10-11
    listed $209,000 Active 433-char remark
25. 2022-10-11
    listed $209,000
26. 2018-05-01
    soldstatus $130,000
27. 2018-04-30
    soldstatus $130,000 Sold
28. 2018-03-29
    status Under Contract
29. 2018-03-26
    listed $138,500 Active
30. 2018-03-26
    listed $138,500
31. 2013-04-26
    soldstatus $124,000
32. 2013-04-25
    soldstatus $124,000
33. 2011-06-23
    listed $124,000
34. 2011-06-23
    listed $124,000
35. 2011-06-23
    listed $126,000
36. 2011-06-23
    listed $126,000
37. 2010-04-09
    soldstatus $200,000

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,766
• − Mortgage interest: −$11,198
• − Property taxes: −$1,225
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$5,815
• Taxable loss: −$2,633
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,444/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

-0.1% since first listed

22 events — show timeline

• 2026-06-09 Price Changed $199,900 AcadianaMLS
• 2026-06-09 Price Changed $199,900 GSREIN
• 2026-06-02 Price Changed $204,900 AcadianaMLS
• 2026-06-02 Price Changed $204,900 GSREIN
• 2026-05-21 Listed $208,900 GSREIN
• 2026-05-21 Listed $208,900 AcadianaMLS
• 2022-12-20 Sold (Public Records) $206,000 Public Records
• 2022-12-20 Sold (MLS) $206,000 GSREIN
• 2022-10-11 Listed $209,000 GSREIN
• 2022-10-11 Listed $209,000 AcadianaMLS
• 2018-05-01 Sold (Public Records) $130,000 Public Records
• 2018-04-30 Sold (MLS) $130,000 GSREIN
• 2018-03-29 Pending — GSREIN
• 2018-03-26 Listed $138,500 AcadianaMLS
• 2018-03-26 Listed $138,500 GSREIN
• 2013-04-26 Sold (Public Records) $124,000 Public Records
• 2013-04-25 Sold (MLS) $124,000 GSREIN
• 2011-06-23 Listed $126,000 GSREIN
• 2011-06-23 Listed $126,000 AcadianaMLS
• 2011-06-23 Listed $124,000 AcadianaMLS
• 2011-06-23 Listed $124,000 GSREIN
• 2010-04-09 Sold (Public Records) $200,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,225 · +1.5% YoY. Source: county tax records.