60059 S Tranquility Rd · Lacombe, LA 70445

$160,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 37 Days on market

Built 1988 0.57 ac lot Est $215k · 26% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a sense of privacy? This is it! Move in ready! 1/2 Acre, WORKSHOP with Electricity!

Key facts

• Privacy
• Move in ready
• 0.57 acre lot

Tags

• PRIVACY
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $152k (4.9% below list).
• Recommended offer: $152k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.2% 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.
• Market conditions: 224 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,097 (4.9% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 5% 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 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?
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: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $214,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60824 Fairfax Dr	0.41mi	3/2.0	1,321 (+2%)	0mo	$244,315	$185	78
60816 Fairfax Dr	0.42mi	3/2.0	1,321 (+2%)	6mo	$239,735	$181	72
31201 Lydia St	0.48mi	3/2.0	1,283 (-2%)	18mo	$190,000	$148	60
60869 Fairfax Dr	0.33mi	3/2.0	1,484 (+14%)	2mo	$244,895	$165	60
31219 May St	0.55mi	3/2.0	1,171 (-10%)	1mo	$165,000	$141	56
60837 Fairfax Dr	0.40mi	3/2.0	1,461 (+12%)	7mo	$246,851	$169	55
60384 Sunset Oak Blvd	0.31mi	3/2.0	1,484 (+14%)	8mo	$245,960	$166	55
30853 Rowley Dr	0.33mi	3/2.0	1,484 (+14%)	8mo	$245,565	$165	54
30841 Rowley Dr	0.37mi	3/2.0	1,461 (+12%)	16mo	$242,200	$166	49
60805 Fairfax Dr	0.46mi	3/2.0	1,484 (+14%)	13mo	$245,330	$165	44
31233 Lydia St	0.50mi	3/2.0	1,123 (-14%)	13mo	$185,000	$165	43
60410 E Spruce Ln	0.64mi	4/2.0 (+1)	1,140 (-12%)	15mo	$70,000	$61	32

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-10,832
• Equity at exit: $23,857

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $9,826
• Equity at exit: $13,834

Cash invested: $44,800 (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 70445

• Home prices YoY: -24.4%
• Active inventory: 224
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $238

Break-even live

Break-even rent $1,220

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $329	-5% $283	+0% $238	+5% $193	+10% $147
Rent	-10% $118	-5% $178	+0% $238	+5% $298	+10% $358
Rate	-1.0pp $319	-0.5pp $279	base $238	+0.5pp $197	+1.0pp $154

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	22d	1	0.59mi
61138 Jade St Lacombe, LA	3.0	2.0	1500	$1,700	$1.13	45d	1	1.43mi

Listing history 10 events

1. 2024-12-13
   soldstatus $147,000
2. 2024-12-11
   soldstatus $147,000 Closed 96-char remark

   Show marketing remark (96 chars)

   Looking for a sense of privacy? This is it! Move in ready! 1/2 Acre, WORKSHOP with Electricity!

3. 2024-11-06
   historical Active Under Contract 96-char remark

   Show marketing remark (96 chars)

   Looking for a sense of privacy? This is it! Move in ready! 1/2 Acre, WORKSHOP with Electricity!

4. 2024-09-04
   price $160,000 96-char remark

   Show marketing remark (96 chars)

   Looking for a sense of privacy? This is it! Move in ready! 1/2 Acre, WORKSHOP with Electricity!

5. 2024-08-18
   listed $170,000 Active 96-char remark

   Show marketing remark (96 chars)

   Looking for a sense of privacy? This is it! Move in ready! 1/2 Acre, WORKSHOP with Electricity!

6. 2024-08-18
   listed $160,000 Active

   Show marketing remark (96 chars)

   Looking for a sense of privacy? This is it! Move in ready! 1/2 Acre, WORKSHOP with Electricity!

7. 2013-11-12
   soldstatus $95,000
8. 2013-11-08
   soldstatus $95,000 192-char remark

   Show marketing remark (192 chars)

   All the potential in the world! Nice 3/4 acres lot with 3 bedroom house with some updates in kitchen and bath. Open floor plan. Owner will consider decorating allowance with acceptable offer.

9. 2013-08-14
   listed $100,000 192-char remark

   Show marketing remark (192 chars)

   All the potential in the world! Nice 3/4 acres lot with 3 bedroom house with some updates in kitchen and bath. Open floor plan. Owner will consider decorating allowance with acceptable offer.

10. 2013-08-14
    listed $100,000

    Show marketing remark (192 chars)

    All the potential in the world! Nice 3/4 acres lot with 3 bedroom house with some updates in kitchen and bath. Open floor plan. Owner will consider decorating allowance with acceptable offer.

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$186/yr (+$16/mo · 26.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,252
• − Mortgage interest: −$8,962
• − Property taxes: −$694
• − Insurance: −$800
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,655
• Taxable income: $220
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,803/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 — 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

• Census place: Lacombe, LA
• Population (ZIP): 9,421

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: 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%

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

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

+47.0% since first listed

10 events — show timeline

• 2024-12-13 Sold (Public Records) $147,000 Public Records
• 2024-12-11 Sold (MLS) $147,000 GSREIN
• 2024-11-06 Contingent — GSREIN
• 2024-09-04 Price Changed $160,000 GSREIN
• 2024-08-18 Listed $160,000 AcadianaMLS
• 2024-08-18 Listed $170,000 GSREIN
• 2013-11-12 Sold (Public Records) $95,000 Public Records
• 2013-11-08 Sold (MLS) $95,000 GSREIN
• 2013-08-14 Listed $100,000 AcadianaMLS
• 2013-08-14 Listed $100,000 GSREIN

Property tax history

-6.4%/yr

Latest (2025): $694 · +5.0% YoY. Source: county tax records.