24217 Conservation Way Ave · Hammond, LA 70454

$300,000

4 bd · 3.0 ba · 2,261 sqft · SingleFamily public records · 36 Days on market

Built 2021 8,276 sqft lot $133/sqft · 6% below area Est $315k · at est. $52/mo HOA · 2% of rent ↓ 3% since listing

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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 +13.1/30.0
• ARV discount +9.7/15.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UP TO $10,000 TOWARD BUYER'S CLOSING COSTS &/OR PREPAIDS &/OR BUYDOWN - WOW! Incredibly well maintained home w/ 4 generous bedrooms & 3 FULL baths - primary plus one downstairs. Flooring in downstairs guest BR recently changed from carpet to vinyl plank. Upstairs includes awesome loft for anything your heart desires - ofc / Futon for extra sleep space / game room / media / etc. Enormous enclosed / screened patio to enjoy outdoors & keep the mosquitos away! Gutters to divert rain water - yay! Tranquil setting with dense greenspace behind & on side of property. Community Pool, Playground, Walking Trail(s). HVAC - dual zoned. HVAC just serviced 2026May05. Range-Oven & hot wtr / gas. Elec - Entergy. Gas - Atmos Energy. Wtr - Tangipahoa Wtr Dist. Sewerage - CSWR / Magnolia Wtr. All this within Cypress Reserve community w/ amenities such as a pool, pavilion, playgrounds, & scenic lakes w/ homes built by D.R. Horton. VA financing of mortgage balance may be assumable (current 2.990%).

Key facts

• 8,276 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (Cypress Reserve HOA) with $625 annual fee; Community pool

Exterior

• Parking: Garage with two spaces and garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: 2 stories; Brick construction; Shingle roof; Excellent condition
• Construction: Brick exterior; Shingle roof; Slab foundation; Improvements include screened patio, fully fenced yard, and new flooring in downstairs guest bedroom
• Exterior features: Enclosed porch; Screened porch; Covered concrete patio; Patio; Fence / fully fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total rooms: 8
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Pantry; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup; Water heater (energy-efficient)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.5% below list).
• Recommended offer: $245k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Hammond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, crime 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: Champ Cooper Elementary School (math 18% / reading 41%, grade F, #333 of 646 statewide, top 54%, 1,126 students, 57% FRL) — zoned schools average 57% FRL vs 73% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 526 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 41% 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 $9k 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 36 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $244,573 (18.5% 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 36 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (median comp): $315,063
• List price: $300,000
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40343 Cypress Reserve Blvd	0.25mi	4/2.0	2,079 (-8%)	1mo	$260,000	$125	70
40201 Hastings Ct	0.41mi	4/3.0	2,400 (+6%)	1mo	$331,405	$138	70
42376 Landing View Rd	0.38mi	4/2.0	2,346 (+4%)	5mo	$275,000	$117	68
23728 Goose Point Dr	0.53mi	4/3.0	2,125 (-6%)	0mo	$347,500	$164	65
40191 Hastings Ct	0.58mi	4/3.0	2,400 (+6%)	0mo	$319,900	$133	62
24410 Arrowhead Rd	0.58mi	4/3.0	2,400 (+6%)	2mo	$314,900	$131	61
24431 Arrowhead Rd	0.58mi	4/3.0	2,443 (+8%)	1mo	$310,000	$127	59
39698 Axis Ave	0.59mi	4/2.0	2,130 (-6%)	0mo	$287,835	$135	59
42322 Landing View Rd	0.29mi	4/2.0	1,957 (-13%)	2mo	$249,900	$128	58
24419 Arrowhead Rd	0.61mi	4/2.0	2,400 (+6%)	4mo	$247,900	$103	54
40183 Hastings Ct	0.58mi	4/2.0	2,045 (-10%)	1mo	$288,900	$141	52
24413 Arrowhead Rd	0.60mi	3/2.0 (-1)	2,400 (+6%)	4mo	$264,900	$110	50

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-55,151
• Equity at exit: $44,731

10-year hold

• IRR: -17.1%
• Equity multiple: 0.15×
• Total profit: $-71,345
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,446 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$125
• HOA: −$52
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-14

Break-even live

Break-even rent $2,463

Max offer price $297,588

Occupancy floor 96%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.34mi
40531 Cypress Reserve Blvd Ponchatoula, LA	4.0	2.5	2597	$2,750	$1.06	43d	1	0.51mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: watersewergaslandscapingpool

Listing history 19 events

1. 2026-06-19
   days on market $300,000 Active 36 DOM
2. 2026-06-18
   days on market $300,000 Active 35 DOM
3. 2026-06-17
   days on market $300,000 Active 34 DOM
4. 2026-06-16
   days on market $300,000 Active 33 DOM
5. 2026-06-15
   days on market $300,000 Active 32 DOM
6. 2026-06-14
   days on market $300,000 Active 30 DOM
7. 2026-06-13
   days on market $300,000 Active 29 DOM
8. 2026-06-10
   days on market $300,000 Active 27 DOM
9. 2026-06-09
   days on market $300,000 Active 26 DOM
10. 2026-06-08
    days on market $300,000 Active 25 DOM
11. 2026-06-07
    days on market $300,000 Active 24 DOM
12. 2026-06-05
    days on market $300,000 Active 21 DOM
13. 2026-06-03
    days on market $300,000 Active 20 DOM
14. 2026-06-02
    days on market $300,000 Active 19 DOM
15. 2026-06-01
    days on market $300,000 Active 18 DOM
16. 2026-05-31
    days on market $300,000 Active 17 DOM
17. 2026-05-30
    days on market $300,000 Active 16 DOM
18. 2026-05-14
    listed $310,000 Active 914-char remark

    Show marketing remark (1019 chars)

    UP TO $10,000 TOWARD BUYER'S CLOSING COSTS &/OR PREPAIDS &/OR BUYDOWN - WOW! Incredibly well maintained home w/ 4 generous bedrooms & 3 FULL baths - primary plus one downstairs. Flooring in downstairs guest BR recently changed from carpet to vinyl plank. Upstairs includes awesome loft for anything your heart desires - ofc / Futon for extra sleep space / game room / media / etc. Enormous enclosed / screened patio to enjoy outdoors & keep the mosquitos away! Gutters to divert rain water - yay! Tranquil setting with dense greenspace behind & on side of property. Community Pool, Playground, Walking Trail(s). HVAC - dual zoned. HVAC just serviced 2026May05. Range-Oven & hot wtr / gas. Elec - Entergy. Gas - Atmos Energy. Wtr - Tangipahoa Wtr Dist. Sewerage - CSWR / Magnolia Wtr. All this within Cypress Reserve community w/ amenities such as a pool, pavilion, playgrounds, & scenic lakes w/ homes built by D.R. Horton. VA financing of mortgage balance may be assumable (current 2.990%).

19. 2026-05-14
    listed $310,000 Active 924-char remark

    Show marketing remark (1019 chars)

    UP TO $10,000 TOWARD BUYER'S CLOSING COSTS &/OR PREPAIDS &/OR BUYDOWN - WOW! Incredibly well maintained home w/ 4 generous bedrooms & 3 FULL baths - primary plus one downstairs. Flooring in downstairs guest BR recently changed from carpet to vinyl plank. Upstairs includes awesome loft for anything your heart desires - ofc / Futon for extra sleep space / game room / media / etc. Enormous enclosed / screened patio to enjoy outdoors & keep the mosquitos away! Gutters to divert rain water - yay! Tranquil setting with dense greenspace behind & on side of property. Community Pool, Playground, Walking Trail(s). HVAC - dual zoned. HVAC just serviced 2026May05. Range-Oven & hot wtr / gas. Elec - Entergy. Gas - Atmos Energy. Wtr - Tangipahoa Wtr Dist. Sewerage - CSWR / Magnolia Wtr. All this within Cypress Reserve community w/ amenities such as a pool, pavilion, playgrounds, & scenic lakes w/ homes built by D.R. Horton. VA financing of mortgage balance may be assumable (current 2.990%).

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,347 · $196/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: $29,349
• − Mortgage interest: −$16,805
• − Property taxes: −$2,347
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − HOA: −$624
• − Depreciation: −$8,727
• Taxable loss: −$5,350
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $1,120/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

-3.2% since first listed

4 events — show timeline

• 2026-05-29 Price Changed $300,000 AcadianaMLS
• 2026-05-29 Price Changed $300,000 GSREIN
• 2026-05-14 Listed $310,000 AcadianaMLS
• 2026-05-14 Listed $310,000 GSREIN

Property tax history

+1.6%/yr

Latest (2025): $2,347 · +1.0% YoY. Source: county tax records.