41306 Audubon Gardens Blvd · Ponchatoula, LA 70403

$219,900

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 127 Days on market

Built 2011 8,276 sqft lot $154/sqft · at area comps Est $223k · at est.

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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 +14.0/30.0
• ARV discount +8.1/15.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute three-bedroom, two-bath home in a convenient location! Nestled in a quiet neighborhood, this charming property also includes a shed for extra storage.

Key facts

• Extra storage
• 8,276 sq ft lot
• Garage

Tags

• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $28 ($337/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 $170k (22.6% below list).
• Recommended offer: $170k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% 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.
• Market conditions: Rents flat; 329 active listings in the ZIP; 4 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 ($51k/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

• It's been on market 127 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $136k; list at $220k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $170,159 (22.6% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $222,770
• List price: $219,900
• Delta: -1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41320 Audubon Gardens Blvd	0.04mi	3/2.5	1,512 (+6%)	15mo	$225,000	$149	74
41242 Audubon Gdns Blvd	0.11mi	3/2.0	1,540 (+8%)	15mo	$215,200	$140	69
41349 Audubon Gardens Blvd	0.07mi	3/2.5	1,540 (+8%)	18mo	$220,000	$143	67
15674 Bacca St	0.46mi	3/2.0	1,423 (-0%)	22mo	$235,000	$165	60
132 Southgate Dr	0.75mi	3/2.0	1,398 (-2%)	4mo	$207,500	$148	58
155 S Gate Dr	0.73mi	3/2.0	1,460 (+2%)	16mo	$203,000	$139	49
40344 Chandler Dr	0.74mi	3/2.0	1,516 (+6%)	14mo	$239,999	$158	44
40380 Chandler Dr	0.67mi	3/2.0	1,551 (+9%)	14mo	$245,000	$158	43
415 Scotch Pine Dr	0.57mi	3/2.0	1,536 (+8%)	22mo	$230,000	$150	42
109 Braun St	0.75mi	3/2.0	1,367 (-4%)	21mo	$203,000	$149	41
136 Southgate Dr	0.74mi	2/2.0 (-1)	1,281 (-10%)	15mo	$170,800	$133	31

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-38,395
• Equity at exit: $32,788

10-year hold

• IRR: -15.8%
• Equity multiple: 0.21×
• Total profit: $-48,851
• Equity at exit: $19,013

Cash invested: $61,572 (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 70403

• Home prices YoY: -34.1%
• Rents YoY: 0.3%
• Active inventory: 329
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $28

Break-even live

Break-even rent $1,666

Max offer price $219,900

Occupancy floor 93%

Sensitivity live

Price	-10% $153	-5% $90	+0% $28	+5% $-34	+10% $-96
Rent	-10% $-106	-5% $-39	+0% $28	+5% $95	+10% $163
Rate	-1.0pp $139	-0.5pp $84	base $28	+0.5pp $-29	+1.0pp $-87

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41386 Rosewood Ln Hammond, LA	3.0	2.0	1649	$1,750	$1.06	44d	1	0.13mi
136 Southgate Dr Unit 136 Ponchatoula, LA	2.0	2.0	1281	$1,650	$1.29	44d	1	0.74mi
42114 Gardens Blvd Unit B Hammond, LA	2.0	2.0	1343	$1,450	$1.08	44d	1	0.93mi
42164 Garden Dr Ponchatoula, LA	3.0	2.0	1497	$1,950	$1.30	44d	1	0.94mi

Listing history 28 events

1. 2026-06-19
   days on market $219,900 Active 127 DOM
2. 2026-06-18
   days on market $219,900 Active 126 DOM
3. 2026-06-17
   days on market $219,900 Active 125 DOM
4. 2026-06-16
   days on market $219,900 Active 124 DOM
5. 2026-06-15
   price $219,900 Active 123 DOM
6. 2026-06-15
   days on market $224,900 Active 123 DOM
7. 2026-06-14
   days on market $224,900 Active 121 DOM
8. 2026-06-13
   days on market $224,900 Active 120 DOM
9. 2026-06-10
   days on market $224,900 Active 118 DOM
10. 2026-06-09
    days on market $224,900 Active 117 DOM
11. 2026-06-08
    days on market $224,900 Active 116 DOM
12. 2026-06-07
    days on market $224,900 Active 115 DOM
13. 2026-06-05
    days on market $224,900 Active 112 DOM
14. 2026-06-03
    days on market $224,900 Active 111 DOM
15. 2026-06-02
    days on market $224,900 Active 110 DOM
16. 2026-06-01
    days on market $224,900 Active 109 DOM
17. 2026-05-31
    days on market $224,900 Active 108 DOM
18. 2026-05-30
    days on market $224,900 Active 107 DOM
19. 2026-03-25
    price $224,900 155-char remark

    Show marketing remark (155 chars)

    Cute three-bedroom, two-bath home in a convenient location! Nestled in a quiet neighborhood, this charming property also includes a shed for extra storage.

20. 2026-03-25
    price $224,900 155-char remark

    Show marketing remark (155 chars)

    Cute three-bedroom, two-bath home in a convenient location! Nestled in a quiet neighborhood, this charming property also includes a shed for extra storage.

21. 2026-02-12
    listed $225,000 Active 155-char remark

    Show marketing remark (155 chars)

    Cute three-bedroom, two-bath home in a convenient location! Nestled in a quiet neighborhood, this charming property also includes a shed for extra storage.

22. 2026-02-12
    listed $225,000 Active 155-char remark

    Show marketing remark (155 chars)

    Cute three-bedroom, two-bath home in a convenient location! Nestled in a quiet neighborhood, this charming property also includes a shed for extra storage.

23. 2012-02-29
    soldstatus $135,900
24. 2012-02-29
    soldstatus
25. 2011-10-17
    listed $135,900
26. 2011-10-17
    listed $135,900
27. 2011-09-20
    listed $135,900
28. 2011-09-20
    listed $135,900

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$353/yr (+$29/mo · 41.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,419
• − Mortgage interest: −$12,318
• − Property taxes: −$856
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,397
• Taxable loss: −$3,518
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $1,182/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): 30,173
• Household income: $50,976
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1201.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 55% Black 37% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Arabic 1%

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: ▼ -66.04%
• Current HPI: 127.4535
• Rent YoY: ▲ 0.33%
• 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

+65.5% since first listed

10 events — show timeline

• 2026-03-25 Price Changed $224,900 AcadianaMLS
• 2026-03-25 Price Changed $224,900 GSREIN
• 2026-02-12 Listed $225,000 GSREIN
• 2026-02-12 Listed $225,000 AcadianaMLS
• 2012-02-29 Sold (MLS) — GBRMLS
• 2012-02-29 Sold (MLS) $135,900 GSREIN
• 2011-10-17 Listed $135,900 GBRMLS
• 2011-10-17 Listed $135,900 AcadianaMLS
• 2011-09-20 Listed $135,900 AcadianaMLS
• 2011-09-20 Listed $135,900 GSREIN

Property tax history

-1.2%/yr

Latest (2025): $856 · +1.5% YoY. Source: county tax records.