60454 N Tranquility Rd · Lacombe, LA 70445

$80,000

2 bd · 2.0 ba · 1,251 sqft · SingleFamily public records · 178 Days on market

Built 2005 Poor condition $64/sqft · 60% below area ↓ 19% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! The mobile home is in disrepair but offers great potential for those looking to invest in a fixer-upper or build new. Beautiful and secluded, this 1.46 ac property has ton of potential. There is a 2 car concrete garage and another storage shed on the property. Please use caution when entering the home - floors are soft in some areas. Utilities will not be turned on for inspections. Sold AS IS, no exception, repairs, replacements. Property is a Succession property and is Subject to Court Approval.

Key facts

• 1.46 ac property
• Secluded
• Storage shed

Tags

• SECLUDED
• 2 CAR CONCRETE GARAGE
• STORAGE SHED
• 1.46 AC PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.1% in Lacombe — 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 63/100 on livability (#188 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, 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: Chahta-Ima Elementary School (math 34% / reading 44%, grade F, #224 of 646 statewide, top 37%, 325 students, 67% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 60% FRL vs 40% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 247 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.99%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $200,832
• List price: $80,000
• Delta: -60.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31219 May St	0.18mi	3/2.0 (+1)	1,171 (-6%)	3mo	$165,000	$141	74
30539 Torres Dr	0.42mi	3/2.0 (+1)	1,390 (+11%)	1mo	$162,000	$117	56
31233 Lydia St	0.25mi	3/2.0 (+1)	1,123 (-10%)	15mo	$185,000	$165	54
60824 Fairfax Dr	0.88mi	3/2.0 (+1)	1,321 (+6%)	2mo	$244,315	$185	49
60816 Fairfax Dr	0.89mi	3/2.0 (+1)	1,321 (+6%)	8mo	$239,735	$181	44
59472 Pine Ridge Rd	1.00mi	2/2.0	1,046 (-16%)	5mo	$80,000	$76	36
60869 Fairfax Dr	0.78mi	3/2.0 (+1)	1,484 (+19%)	3mo	$244,895	$165	32
60837 Fairfax Dr	0.84mi	3/2.0 (+1)	1,461 (+17%)	8mo	$246,851	$169	28
30853 Rowley Dr	0.87mi	3/2.0 (+1)	1,484 (+19%)	10mo	$245,565	$165	27
60384 Sunset Oak Blvd	0.80mi	3/2.0 (+1)	1,484 (+19%)	10mo	$245,960	$166	27
60805 Fairfax Dr	0.93mi	3/2.0 (+1)	1,484 (+19%)	15mo	$245,330	$165	22
30841 Rowley Dr	0.89mi	3/2.0 (+1)	1,461 (+17%)	18mo	$242,200	$166	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.44×
• Total profit: $32,229
• Equity at exit: $11,928

10-year hold

• IRR: 40.9%
• Equity multiple: 4.85×
• Total profit: $86,323
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $243,782 ($159/sqft)
• Median days on market: 89 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70445

• Home prices YoY: -24.4%
• Active inventory: 247
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $709

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 51%

Sensitivity live

Price	-10% $764	-5% $737	+0% $709	+5% $682	+10% $654
Rent	-10% $583	-5% $646	+0% $709	+5% $772	+10% $835
Rate	-1.0pp $749	-0.5pp $730	base $709	+0.5pp $688	+1.0pp $667

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60309 W Spruce Ln Lacombe, LA	3.0	2.0	1170	$1,450	$1.24	70d	1	0.50mi
61138 Jade St Lacombe, LA	3.0	2.0	1500	$1,700	$1.13	93d	1	1.33mi
60407 Vermillion Dr Slidell, LA	3.0	2.0	1460	$1,700	$1.16	93d	1	1.49mi
60399 Vermillon Dr Lacombe, LA	3.0	2.0	1401	$1,850	$1.32	93d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 178 DOM
2. 2026-08-07
   days on market $80,000 Active 177 DOM
3. 2026-08-06
   days on market $80,000 Active 176 DOM
4. 2026-08-05
   days on market $80,000 Active 175 DOM
5. 2026-08-04
   days on market $80,000 Active 174 DOM
6. 2026-08-03
   days on market $80,000 Active 173 DOM
7. 2026-07-31
   days on market $80,000 Active 170 DOM
8. 2026-07-30
   days on market $80,000 Active 168 DOM
9. 2026-07-28
   days on market $80,000 Active 167 DOM
10. 2026-07-26
    days on market $80,000 Active 165 DOM
11. 2026-07-24
    days on market $80,000 Active 163 DOM
12. 2026-07-23
    days on market $80,000 Active 162 DOM
13. 2026-07-22
    days on market $80,000 Active 161 DOM
14. 2026-07-21
    days on market $80,000 Active 160 DOM
15. 2026-07-20
    days on market $80,000 Active 159 DOM
16. 2026-07-18
    days on market $80,000 Active 157 DOM
17. 2026-07-18
    days on market $80,000 Active 156 DOM
18. 2026-07-16
    days on market $80,000 Active 155 DOM
19. 2026-07-15
    days on market $80,000 Active 154 DOM
20. 2026-07-14
    days on market $80,000 Active 153 DOM
21. 2026-07-13
    days on market $80,000 Active 152 DOM
22. 2026-07-13
    days on market $80,000 Active 151 DOM
23. 2026-07-11
    days on market $80,000 Active 150 DOM
24. 2026-07-10
    days on market $80,000 Active 149 DOM
25. 2026-07-09
    days on market $80,000 Active 148 DOM
26. 2026-07-07
    days on market $80,000 Active 146 DOM
27. 2026-07-06
    days on market $80,000 Active 145 DOM
28. 2026-07-05
    days on market $80,000 Active 144 DOM
29. 2026-07-03
    days on market $80,000 Active 142 DOM
30. 2026-07-02
    days on market $80,000 Active 141 DOM
31. 2026-07-01
    days on market $80,000 Active 140 DOM
32. 2026-06-30
    days on market $80,000 Active 139 DOM
33. 2026-06-29
    days on market $80,000 Active 138 DOM
34. 2026-06-28
    days on market $80,000 Active 137 DOM
35. 2026-06-27
    days on market $80,000 Active 136 DOM
36. 2026-06-27
    days on market $80,000 Active 135 DOM
37. 2026-06-25
    days on market $80,000 Active 133 DOM
38. 2026-06-22
    days on market $80,000 Active 131 DOM
39. 2026-06-21
    days on market $80,000 Active 130 DOM
40. 2026-06-18
    days on market $80,000 Active 127 DOM
41. 2026-06-17
    days on market $80,000 Active 126 DOM
42. 2026-06-16
    days on market $80,000 Active 125 DOM
43. 2026-06-15
    days on market $80,000 Active 124 DOM
44. 2026-06-13
    days on market $80,000 Active 122 DOM
45. 2026-06-10
    days on market $80,000 Active 119 DOM
46. 2026-06-09
    days on market $80,000 Active 118 DOM
47. 2026-06-08
    days on market $80,000 Active 117 DOM
48. 2026-06-07
    days on market $80,000 Active 116 DOM
49. 2026-06-03
    days on market $80,000 Active 112 DOM
50. 2026-06-02
    days on market $80,000 Active 111 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,170
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$2,327
• Taxable income: $7,694
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $6,663/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab Est. rehab $62,550–$112,590 screening

This property requires extensive repairs and updates to stabilize the structure and enhance its curb appeal, significantly increasing its resale and rental value.

Components & finishes AI

Roof asphalt shingle · failing

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant damage and missing shingles
• Major Windows (windows) — Visible damage and missing panes
• Major Electrical (electrical) — Exposed wiring and missing components
• Major Exterior (exterior) — Peeling paint and structural damage

Repairs flagged

• Major roof — Exposed framing and missing shingles
• Major exterior siding — Severe peeling and damage
• Major HVAC/mechanicals — No visible units, likely non-functional
• Major interior walls — Paint peeling and visible damage
• Major landscaping — Overgrown vegetation, unkempt appearance

Value-add opportunities

• Both New roof — Stabilizes structure and enhances curb appeal ↑
• Both New exterior siding — Improves curb appeal and structural integrity ↑
• Both New HVAC units — Enhances comfort and energy efficiency ↑
• Both Flooring replacement — Stabilizes structure and enhances comfort ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Chahta-Ima Elementary School F LA #224/646 Nat'l #19,648/41,679 Middle Slidell Junior High School F LA #84/218 Nat'l #7,206/14,009 High Slidell High School F LA #93/265 Nat'l #8,937/17,239

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

C Composite livability gradescore 63/100

Livability — Lacombe

• Score: 63/100
• State rank: #188
• US rank: #15034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: St. Tammany · 286,725 people
• Metro: Slidell-Mandeville-Covington, LA
• Population (ZIP): 9,421
• Household income: $75,233
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 15% Hispanic / Latino 12% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 13% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 1%

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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: ▼ -57.75%
• Current HPI: 178.5418
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

-19.2% since first listed

4 events — show timeline

• 2026-02-11 Listed $80,000 AcadianaMLS
• 2026-02-11 Listed $80,000 GSREIN
• 2025-05-16 Listed $89,000 AcadianaMLS
• 2024-11-01 Listed $99,000 AcadianaMLS

Property tax history

-22.6%/yr

Latest (2025): $39 · +0.0% YoY. Source: county tax records.