42164 Garden Dr · Ponchatoula, LA 70454

$230,000

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 6 Days on market

Built 1978 0.40 ac lot Est $212k · 9% over

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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 +15.4/30.0
• DSCR +4.7/10.0
• ARV discount +3.6/15.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming renovated home on oversized lot! Schedule your showing for this cozy & spacious 3 bedroom 2 bathroom home in Ponchatoula. The house is situated on a oversized lot w/ large carport offering plenty of space for parking & entertaining. Complete renovation with modern finishes and appliances. Centrally located near all amenities. Don't miss this fantastic opportunity to owning this piece of your dream! Owner is open to bond for deed

Key facts

• Complete renovation
• Centrally located
• Large carport

Tags

• OVERSIZED LOT
• LARGE CARPORT
• COMPLETE RENOVATION
• MODERN FINISHES
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Property located near Range Road (bounding street)

Exterior

• Parking: Carport
• Utilities: Electric service by Entergy
• Home design: Single-family residence
• Construction: Brick construction; Composition roof
• Exterior features: Composition roof; Brick exterior

Interior

• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Three bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $186k (19.3% below list).
• Recommended offer: $186k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.2% 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.
• 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 31% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 3y 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.
• Current owner paid $104k; list at $230k implies a 120% gain — meaningful room to come down on a strong offer.

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 $185,686 (19.3% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $211,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42052 S Range Rd	0.18mi	3/2.0	1,415 (-1%)	2mo	$125,000	$88	88
349 Bristle Pine Dr	0.13mi	3/2.0	1,451 (+2%)	10mo	$247,500	$171	83
848 White Pine Dr	0.17mi	3/2.0	1,451 (+2%)	11mo	$252,500	$174	80
132 Southgate Dr	0.73mi	3/2.0	1,398 (-2%)	4mo	$207,500	$148	59
42192-A Pimlott St	0.26mi	3/2.0	1,285 (-10%)	15mo	$165,000	$128	58
17194 Chelan St	0.45mi	3/2.0	1,382 (-3%)	18mo	$219,900	$159	58
17126 Beacon St	0.33mi	3/2.0	1,272 (-11%)	10mo	$219,500	$173	58
42207 Pimlott St Unit B	0.22mi	3/2.0	1,266 (-12%)	19mo	$166,500	$132	55
155 S Gate Dr	0.63mi	3/2.0	1,460 (+2%)	16mo	$203,000	$139	54
41449 N Charbonnet Rd	0.47mi	3/2.0	1,630 (+14%)	10mo	$250,000	$153	46
17218 Chelan St	0.50mi	3/2.0	1,603 (+12%)	22mo	$225,000	$140	38
136 Southgate Dr	0.72mi	2/2.0 (-1)	1,281 (-10%)	15mo	$170,800	$133	32

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-36,144
• Equity at exit: $34,294

10-year hold

• IRR: -12.0%
• Equity multiple: 0.36×
• Total profit: $-41,529
• Equity at exit: $19,886

Cash invested: $64,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $86

Break-even live

Break-even rent $1,748

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $217	-5% $151	+0% $86	+5% $21	+10% $-44
Rent	-10% $-60	-5% $13	+0% $86	+5% $160	+10% $233
Rate	-1.0pp $202	-0.5pp $145	base $86	+0.5pp $27	+1.0pp $-34

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42164 Garden Dr Ponchatoula, LA	3.0	2.0	1497	$1,950	$1.30	45d	1	0.02mi
136 Southgate Dr Unit 136 Ponchatoula, LA	2.0	2.0	1281	$1,650	$1.29	45d	1	0.70mi
41386 Rosewood Ln Hammond, LA	3.0	2.0	1649	$1,750	$1.06	45d	1	0.81mi
408 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	45d	1	1.45mi
412 E Beech St Ponchatoula, LA	2.0	2.0	1001	$1,170	$1.17	45d	1	1.45mi
18025 Bass Lake Trl Ponchatoula, LA	3.0	2.0	1490	$1,700	$1.14	45d	1	1.46mi
335 N Baronne St Ponchatoula, LA	3.0	2.0	1699	$1,450	$0.85	45d	1	1.47mi
16218 E Minnesota Park Rd Unit 3B Hammond, LA	2.0	2.5	1095	$1,450	$1.32	45d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $230,000 Active 6 DOM
2. 2026-06-19
   days on market $230,000 Active 4 DOM
3. 2026-06-18
   days on market $230,000 Active 3 DOM
4. 2026-06-17
   days on market $230,000 Active 2 DOM
5. 2026-06-15
   listing id $230,000 Active 1 DOM
6. 2026-06-15
   remarks 445-char remark
7. 2026-06-15
   listed $230,000 Active 1 DOM

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$322/yr (+$27/mo · 34.1%)

ⓘ 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 8/10 Severe 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: $22,282
• − Mortgage interest: −$12,884
• − Property taxes: −$943
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$6,691
• Taxable loss: −$2,951
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,744/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

+384.2% since first listed

28 events — show timeline

• 2026-06-14 Listed $230,000 AcadianaMLS
• 2026-05-09 Price Changed $1,850 GSREIN
• 2026-04-19 Listed for Rent $1,950 GSREIN
• 2026-04-18 Rental Removed $1,950 RAAMLS
• 2026-04-18 Listed for Rent $1,950 RAAMLS
• 2025-06-29 Rental Removed $1,800 GSREIN
• 2025-05-17 Price Changed $1,800 GSREIN
• 2025-05-16 Price Changed $225,000 AcadianaMLS
• 2025-05-16 Price Changed $225,000 GSREIN
• 2025-04-14 Price Changed $229,000 AcadianaMLS
• 2025-04-14 Price Changed $229,000 GSREIN
• 2025-04-11 Listed for Rent $1,900 GSREIN
• 2025-03-28 Listed $235,000 AcadianaMLS
• 2025-01-12 Price Changed $235,900 AcadianaMLS
• 2025-01-07 Price Changed $235,900 GSREIN
• 2024-10-17 Rental Removed $1,800 GSREIN
• 2024-09-18 Price Changed $1,800 GSREIN
• 2024-09-11 Listed for Rent $2,000 GSREIN
• 2024-07-25 Price Changed $225,900 GSREIN
• 2024-07-05 Price Changed $229,000 GSREIN
• 2024-06-18 Listed $225,900 AcadianaMLS
• 2024-02-20 Sold (MLS) $104,500 GSREIN
• 2024-01-18 Pending — GSREIN
• 2023-12-19 Listed $110,000 AcadianaMLS
• 2023-12-19 Listed $110,000 GSREIN
• 2017-08-07 Sold (Public Records) $82,532 Public Records
• 2012-03-29 Sold (Public Records) $82,532 Public Records
• 1992-05-06 Sold (Public Records) $47,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $943 · +1.0% YoY. Source: county tax records.