62445 Commercial St · Roseland, LA 70456

$90,000

4 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 749 Days on market

Built 1923 $71/sqft · 14% above area Est $80k · 12% over

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +6.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.9/15.0

Listing remarks MLS

4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

Key facts

• 3 parking spots
• Built 1923
• Listed 749 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#74 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Woodland Park Magnet (math 12% / reading 8%, grade F, #597 of 646 statewide, top 95%, 519 students, 88% FRL); Amite Westside Middle Magnet (math 6% / reading 17%, grade F, #194 of 218 statewide, top 89%, 285 students, 90% FRL); Amite High Magnet (math 8% / reading 17%, grade F, #230 of 265 statewide, top 88%, 445 students, 85% FRL).
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-12 pts) — the specific schools serving this property underperform the Tangipahoa Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 26 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 749 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 749 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.47% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (median comp): $80,000
• List price: $90,000
• Delta: 12.50%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62445 Commercial St	0.00mi	4/2.0	1,283 (+2%)	1mo	$80,000	$62	97

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.68×
• Total profit: $42,450
• Equity at exit: $40,369

10-year hold

• IRR: 30.2%
• Equity multiple: 5.24×
• Total profit: $106,745
• Equity at exit: $62,137

Cash invested: $25,200 (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 70456

• Home prices YoY: 3.4%
• Active inventory: 26
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $498

Break-even live

Break-even rent $692

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $549	-5% $524	+0% $498	+5% $473	+10% $447
Rent	-10% $394	-5% $446	+0% $498	+5% $550	+10% $603
Rate	-1.0pp $543	-0.5pp $521	base $498	+0.5pp $475	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-11
   status Pending 358-char remark

   Show marketing remark (388 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

2. 2026-05-11
   status Pending 388-char remark

   Show marketing remark (388 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

3. 2026-05-11
   status Pending

   Show marketing remark (388 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

4. 2026-05-11
   status Pending

   Show marketing remark (388 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

5. 2026-02-24
   price $90,000 388-char remark

   Show marketing remark (358 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

6. 2026-02-24
   price $90,000 358-char remark

   Show marketing remark (358 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

7. 2026-02-24
   price $90,000

   Show marketing remark (358 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

8. 2026-02-24
   price $90,000

   Show marketing remark (358 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

9. 2025-07-14
   price $100,900 388-char remark

   Show marketing remark (358 chars)

   4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

10. 2025-07-14
    price $100,900 358-char remark

    Show marketing remark (358 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

11. 2025-07-14
    price $100,900

    Show marketing remark (358 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

12. 2025-07-14
    price $100,900

    Show marketing remark (358 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

13. 2024-09-25
    price $105,900
14. 2024-09-25
    price $105,900
15. 2024-09-19
    status Active
16. 2024-09-19
    status Active
17. 2024-09-19
    historical
18. 2024-09-19
    historical
19. 2024-08-13
    price $110,900
20. 2024-08-13
    price $110,900
21. 2024-08-13
    status Active
22. 2024-08-13
    status Active
23. 2024-07-11
    historical
24. 2024-07-11
    historical
25. 2024-05-04
    price $115,900
26. 2024-05-04
    price $115,900
27. 2024-04-08
    price $120,900
28. 2024-04-08
    status Active
29. 2024-03-19
    listed $105,900 Active 388-char remark

    Show marketing remark (388 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

30. 2024-03-19
    listed $120,900 Active

    Show marketing remark (388 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

31. 2024-03-19
    listed $100,900 Active

    Show marketing remark (388 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. New plumbing throughout home. Property has lots of potential.

32. 2024-03-11
    historical
33. 2024-01-08
    price $125,900
34. 2024-01-08
    price $125,900
35. 2023-11-07
    price $130,900
36. 2023-11-07
    price $130,900
37. 2023-09-12
    listed $125,900
38. 2023-09-11
    price $135,900

    Show marketing remark (358 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

39. 2023-09-11
    listed $105,900 Active 358-char remark

    Show marketing remark (358 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

40. 2023-09-11
    listed $135,900 Active

    Show marketing remark (358 chars)

    4 bedroom 2 bath cottage style house with a ton of character and charm. Roof 1 1/2 years old. Large front porch. Inside city limits. Property could be residential, multi family or commercial. Has one bedroom unit in the rear of the property that could be income producing. With a little TLC, this could be an awesome property. Property has lots of potential.

41. 2023-08-04
    price $139,900
42. 2023-08-04
    price $139,900
43. 2023-07-05
    price $144,900
44. 2023-07-05
    price $144,900
45. 2023-06-05
    price $149,900
46. 2023-06-05
    price $149,900
47. 2023-05-01
    price $154,900
48. 2023-05-01
    price $154,900
49. 2023-03-10
    listed $135,900
50. 2023-03-06
    listed $139,900

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$53/yr (+$4/mo · 12.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,865
• − Mortgage interest: −$5,041
• − Property taxes: −$442
• − Insurance: −$450
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,618
• Taxable income: $4,775
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,832/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 — Roseland

• Score: 69/100
• State rank: #74
• US rank: #8745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseland, LA
• Population (ZIP): 2,587

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 42%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▲ 2.98%
• Current HPI: 89.7224
• Rent YoY: —
• Metro: —
• 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

+177.4% since first listed

54 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GSREIN
• 2026-05-11 Pending — GSREIN
• 2026-02-24 Price Changed $90,000 AcadianaMLS
• 2026-02-24 Price Changed $90,000 AcadianaMLS
• 2026-02-24 Price Changed $90,000 GSREIN
• 2026-02-24 Price Changed $90,000 GSREIN
• 2025-07-14 Price Changed $100,900 AcadianaMLS
• 2025-07-14 Price Changed $100,900 AcadianaMLS
• 2025-07-14 Price Changed $100,900 GSREIN
• 2025-07-14 Price Changed $100,900 GSREIN
• 2024-09-25 Price Changed $105,900 GSREIN
• 2024-09-25 Price Changed $105,900 GSREIN
• 2024-09-19 Relisted — GSREIN
• 2024-09-19 Relisted — GSREIN
• 2024-09-19 Listing Removed — GSREIN
• 2024-09-19 Listing Removed — GSREIN
• 2024-08-13 Price Changed $110,900 GSREIN
• 2024-08-13 Price Changed $110,900 GSREIN
• 2024-08-13 Relisted — GSREIN
• 2024-08-13 Relisted — GSREIN
• 2024-07-11 Listing Removed — GSREIN
• 2024-07-11 Listing Removed — GSREIN
• 2024-05-04 Price Changed $115,900 GSREIN
• 2024-05-04 Price Changed $115,900 GSREIN
• 2024-04-08 Price Changed $120,900 GSREIN
• 2024-04-08 Relisted — GSREIN
• 2024-03-19 Listed $100,900 AcadianaMLS
• 2024-03-19 Listed $120,900 GSREIN
• 2024-03-19 Listed $105,900 AcadianaMLS
• 2024-03-11 Listing Removed — GSREIN
• 2024-01-08 Price Changed $125,900 GSREIN
• 2024-01-08 Price Changed $125,900 GSREIN
• 2023-11-07 Price Changed $130,900 GSREIN
• 2023-11-07 Price Changed $130,900 GSREIN
• 2023-09-12 Listed $125,900 AcadianaMLS
• 2023-09-11 Price Changed $135,900 GSREIN
• 2023-09-11 Listed $135,900 GSREIN
• 2023-09-11 Listed $105,900 AcadianaMLS
• 2023-08-04 Price Changed $139,900 GSREIN
• 2023-08-04 Price Changed $139,900 GSREIN
• 2023-07-05 Price Changed $144,900 GSREIN
• 2023-07-05 Price Changed $144,900 GSREIN
• 2023-06-05 Price Changed $149,900 GSREIN
• 2023-06-05 Price Changed $149,900 GSREIN
• 2023-05-01 Price Changed $154,900 GSREIN
• 2023-05-01 Price Changed $154,900 GSREIN
• 2023-03-10 Listed $135,900 AcadianaMLS
• 2023-03-06 Listed $139,900 AcadianaMLS
• 2013-02-08 Sold (MLS) $20,000 GSREIN
• 2012-07-03 Listed $20,600 AcadianaMLS
• 2012-07-03 Listed $20,600 GSREIN
• 2002-11-18 Sold (Public Records) $32,444 Public Records

Property tax history

+4.9%/yr

Latest (2025): $442 · +31.8% YoY. Source: county tax records.