70234 Nancy Rd · Abita Springs, LA 70471

$139,000

2 bd · 1.5 ba · 1,064 sqft · SingleFamily · 50 Days on market

Built 1983 $131/sqft · 38% below area Est $225k · 38% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Park-like grounds in convenient area to I-12 & Abita Springs. Location of Marci Acres is a diverse area - brand new developing subdivision (Bellvue), sf houses, mobile homes & small farms. Mobile home on site could be temporary housing while building new. Covered parking under detached carport. Private well & sewerage. Gated property. Requires appointment with minimum 48 hour courtesy notice - Disclosure made to best of sellers knowledge - Occupied by long time tenant not sellers. SAFETY NOTICE:! STAIRS TO 2ND BEDROOM ARE "SHIP'S LADDER" TAKE PRECAUTIONS WHEN USING THEM.All measurements & information is deemed reliable but not guaranteed & should be verified by buyer(s). Please do not enter without a confirmed appointment.

Key facts

• Gated property
• Sewerage
• Covered parking

Tags

• PARK LIKE GROUNDS
• GATED PROPERTY
• COVERED PARKING
• PRIVATE WELL
• SEWERAGE

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Septic tank; Well water
• Home design: Single-story; Flat roof; Raised foundation; Modular/Prefab construction; Aluminum siding
• Construction: Built with modular/prefab components; Aluminum siding; Flat roof; Raised foundation
• Exterior features: Outside city limits; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ductless heating; Wall furnace; Has heating
• Interior features: Six total rooms; Average condition
• Laundry & utility: Washer hookup; Dryer hookup

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$225,096) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.6% in Abita Springs — 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 77/100 on livability (#11 in LA, #3,024 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• St. Tammany Parish (suburban): math 43% / reading 55% proficiency, ranked #11 of 98 in LA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abita Springs Elementary School (math 57% / reading 72%, grade B, #40 of 646 statewide, top 7%, 672 students, 54% FRL); Fontainebleau Junior High School (math 38% / reading 62%, grade C, #26 of 218 statewide, top 12%, 877 students, 37% FRL); Fontainebleau High School (math 56% / reading 61%, grade C, #23 of 265 statewide, top 9%, 1,677 students, 33% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 231 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($135k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 A-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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $225,096
• List price: $139,000
• Delta: -38.25%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23035 Rollins St	0.70mi	3/2.0 (+1)	906 (-15%)	20mo	$107,000	$118	18

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $11,350
• Equity at exit: $20,725

10-year hold

• IRR: 17.0%
• Equity multiple: 2.41×
• Total profit: $54,931
• Equity at exit: $12,018

Cash invested: $38,920 (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 70471

• Home prices YoY: -29.2%
• Rents YoY: 3.3%
• Active inventory: 231
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $524

Break-even live

Break-even rent $1,053

Max offer price $139,000

Occupancy floor 64%

Sensitivity live

Price	-10% $603	-5% $563	+0% $524	+5% $485	+10% $445
Rent	-10% $388	-5% $456	+0% $524	+5% $592	+10% $660
Rate	-1.0pp $594	-0.5pp $559	base $524	+0.5pp $488	+1.0pp $451

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71187 Sanders St Abita Springs, LA	3.0	2.0	1130	$2,200	$1.95	45d	1	1.41mi
2093 Dundee Loop N Abita Springs, LA	3.0	2.5	1449	$1,750	$1.21	45d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $139,000 Active 50 DOM
2. 2026-06-18
   days on market $139,000 Active 47 DOM
3. 2026-06-17
   days on market $139,000 Active 46 DOM
4. 2026-06-16
   days on market $139,000 Active 45 DOM
5. 2026-06-15
   days on market $139,000 Active 44 DOM
6. 2026-06-13
   days on market $139,000 Active 42 DOM
7. 2026-06-10
   days on market $139,000 Active 39 DOM
8. 2026-06-09
   days on market $139,000 Active 38 DOM
9. 2026-06-08
   days on market $139,000 Active 37 DOM
10. 2026-06-07
    days on market $139,000 Active 36 DOM
11. 2026-06-03
    days on market $139,000 Active 32 DOM
12. 2026-06-02
    days on market $139,000 Active 31 DOM
13. 2026-06-01
    days on market $139,000 Active 30 DOM
14. 2026-05-31
    days on market $139,000 Active 29 DOM
15. 2026-05-02
    listed $139,000 Active 773-char remark

    Show marketing remark (762 chars)

    Park-like grounds in convenient area to I-12 & Abita Springs. Location of Marci Acres is a diverse area - brand new developing subdivision (Bellvue), sf houses, mobile homes & small farms. Mobile home on site could be temporary housing while building new. Covered parking under detached carport. Private well & sewerage. Gated property. Requires appointment with minimum 48 hour courtesy notice - Disclosure made to best of sellers knowledge - Occupied by long time tenant not sellers. SAFETY NOTICE:! STAIRS TO 2ND BEDROOM ARE "SHIP'S LADDER" TAKE PRECAUTIONS WHEN USING THEM.All measurements & information is deemed reliable but not guaranteed & should be verified by buyer(s). Please do not enter without a confirmed appointment.

16. 2026-05-02
    listed $139,000 Active 762-char remark

    Show marketing remark (762 chars)

    Park-like grounds in convenient area to I-12 & Abita Springs. Location of Marci Acres is a diverse area - brand new developing subdivision (Bellvue), sf houses, mobile homes & small farms. Mobile home on site could be temporary housing while building new. Covered parking under detached carport. Private well & sewerage. Gated property. Requires appointment with minimum 48 hour courtesy notice - Disclosure made to best of sellers knowledge - Occupied by long time tenant not sellers. SAFETY NOTICE:! STAIRS TO 2ND BEDROOM ARE "SHIP'S LADDER" TAKE PRECAUTIONS WHEN USING THEM.All measurements & information is deemed reliable but not guaranteed & should be verified by buyer(s). Please do not enter without a confirmed appointment.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$223/yr (+$19/mo · 41.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $20,597
• − Mortgage interest: −$7,786
• − Property taxes: −$542
• − Insurance: −$695
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$4,044
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $5,271/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: St. Tammany Parish
• NCES district ID: 2201650
• Math proficiency: 43% ▼ -32.00%
• Reading proficiency: 55% ▼ -26.00%
• Median HH income: $61,752
• Composite: 43.04/100
• National rank: #3098
• State rank: #11 of 98 in LA

Livability — Abita Springs

• Score: 77/100
• State rank: #11
• US rank: #3024

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Tammany Parish · 228,296 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 24,199
• Household income: $96,501
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 475.0

Population outlook (St. Tammany County) Hauer SSP2

• Today (2025): 286,725 people
• By 2030: 304,175 · +6.1%
• By 2040: 336,203 · +17.3%
• By 2050: 364,590 · +27.2%
• By 2075: 433,362 · +51.1%
• By 2100: 470,333 · +64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 15% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Tammany

• 2024 margin: Solid R (+43.8) · D 27.3% · R 71.1% · Other 1.6%
• 2008→2024 swing: +9.6pp toward D · 2008: -53.4pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+44.2 2016: R+50.8 2012: R+52.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.41%
• Current HPI: 188.0159
• Rent YoY: ▲ 3.32%
• Metro: New Orleans-Metairie, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-02 Listed $139,000 AcadianaMLS
• 2026-05-02 Listed $139,000 GSREIN

Property tax history

-1.5%/yr

Latest (2025): $542 · -3.6% YoY. Source: county tax records.