12480 A Robertson Rd · Tickfaw, LA 70466

$75,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 114 Days on market

Fair condition 1.00 ac lot $75/sqft · 48% below area Est $145k · 48% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks MLS

2 BR, 2 BA mobile home on approximate 1 Acre lot.

Key facts

• 1 acre lot
• Fenced in yard
• 1 acre lot

Tags

• FENCED IN YARD
• 1 ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 4.0% in Tickfaw — 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 (#203 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, 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.
• Zoned schools: Woodland Park Magnet (math 12% / reading 8%, grade F, #597 of 646 statewide, top 95%, 519 students, 88% FRL); Lucille Nesom Memorial (math 7% / reading 21%, grade F, #534 of 646 statewide, top 83%, 549 students, 83% FRL); Independence High Magnet (math 12% / reading 17%, grade F, #224 of 265 statewide, top 86%, 570 students, 80% FRL).
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($519 loan paydown + $3k appreciation (3.6% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $21k 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 114 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 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. Crime grade is F 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?
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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.01%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $144,624
• List price: $75,000
• Delta: -48.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48205 Laura Rogers Rd	0.95mi	2/1.0	1,119 (+12%)	1mo	$145,000	$130	40
11309 Breeze Dr	1.49mi	3/2.0 (+1)	1,184 (+18%)	9mo	$200,000	$169	27
13217 Miley Niquiporo Ln	0.68mi	3/2.0 (+1)	1,200 (+20%)	17mo	$91,000	$76	24
57027 Oliphant Trl	1.39mi	3/2.0 (+1)	1,200 (+20%)	29mo	$229,000	$191	15
57123 Oliphant Trl	1.39mi	3/2.0 (+1)	1,200 (+20%)	31mo	$229,000	$191	15
57009 Oliphant Trl	1.39mi	3/2.0 (+1)	1,200 (+20%)	31mo	$229,000	$191	15

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

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.09×
• Total profit: $43,960
• Equity at exit: $36,455

10-year hold

• IRR: 35.5%
• Equity multiple: 6.15×
• Total profit: $108,118
• Equity at exit: $58,404

Cash invested: $21,000 (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: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $130,000 ($116/sqft)
• Median days on market: 13 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +24.2% above current asking $/sqft

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

ZIP-level market 70466

• Home prices YoY: 3.0%
• Active inventory: 91
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $508

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $560	-5% $534	+0% $508	+5% $482	+10% $456
Rent	-10% $405	-5% $456	+0% $508	+5% $559	+10% $610
Rate	-1.0pp $546	-0.5pp $527	base $508	+0.5pp $488	+1.0pp $469

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48238 Gabrielle Ct #23 Tickfaw, LA	2.0	1.0	736	$1,000	$1.36	2d	1	0.71mi
12085 Robertson Rd Ext Tickfaw, LA	3.0	2.0	1330	$1,500	$1.13	2d	1	0.92mi
48266 Labonte Ln Tickfaw, LA	3.0	2.0	1422	$1,600	$1.13	0d	1	1.45mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterSeptic tank
• Home design: Single-storyRaised foundation
• Construction: Vinyl sidingMetal roofRaised foundation (listed under construction details)
• Exterior features: Outside city limits

Interior

• Bedrooms: Total rooms: 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Average condition

Listing history 50 events

1. 2026-09-24
   days on market $75,000 Active 114 DOM
2. 2026-09-24
   days on market $75,000 Active 113 DOM
3. 2026-09-22
   days on market $75,000 Active 112 DOM
4. 2026-09-21
   days on market $75,000 Active 111 DOM
5. 2026-09-20
   days on market $75,000 Active 110 DOM
6. 2026-09-19
   days on market $75,000 Active 109 DOM
7. 2026-09-18
   days on market $75,000 Active 108 DOM
8. 2026-09-17
   days on market $75,000 Active 107 DOM
9. 2026-09-16
   days on market $75,000 Active 106 DOM
10. 2026-09-15
    days on market $75,000 Active 105 DOM
11. 2026-09-14
    days on market $75,000 Active 104 DOM
12. 2026-09-13
    days on market $75,000 Active 103 DOM
13. 2026-09-12
    days on market $75,000 Active 102 DOM
14. 2026-09-11
    days on market $75,000 Active 101 DOM
15. 2026-09-05
    days on market $75,000 Active 95 DOM
16. 2026-09-04
    days on market $75,000 Active 94 DOM
17. 2026-09-03
    days on market $75,000 Active 93 DOM
18. 2026-09-02
    days on market $75,000 Active 92 DOM
19. 2026-08-30
    days on market $75,000 Active 89 DOM
20. 2026-08-29
    days on market $75,000 Active 88 DOM
21. 2026-08-28
    days on market $75,000 Active 87 DOM
22. 2026-08-27
    days on market $75,000 Active 86 DOM
23. 2026-08-26
    days on market $75,000 Active 85 DOM
24. 2026-08-25
    days on market $75,000 Active 84 DOM
25. 2026-08-24
    days on market $75,000 Active 83 DOM
26. 2026-08-23
    days on market $75,000 Active 82 DOM
27. 2026-08-22
    days on market $75,000 Active 81 DOM
28. 2026-08-21
    days on market $75,000 Active 80 DOM
29. 2026-08-20
    days on market $75,000 Active 79 DOM
30. 2026-08-19
    days on market $75,000 Active 78 DOM
31. 2026-08-18
    days on market $75,000 Active 77 DOM
32. 2026-08-17
    days on market $75,000 Active 76 DOM
33. 2026-08-16
    days on market $75,000 Active 75 DOM
34. 2026-08-15
    days on market $75,000 Active 74 DOM
35. 2026-08-14
    days on market $75,000 Active 73 DOM
36. 2026-08-13
    days on market $75,000 Active 72 DOM
37. 2026-08-12
    days on market $75,000 Active 71 DOM
38. 2026-08-11
    days on market $75,000 Active 70 DOM
39. 2026-08-10
    days on market $75,000 Active 69 DOM
40. 2026-08-09
    days on market $75,000 Active 68 DOM
41. 2026-08-08
    days on market $75,000 Active 67 DOM
42. 2026-08-07
    days on market $75,000 Active 66 DOM
43. 2026-08-06
    days on market $75,000 Active 65 DOM
44. 2026-08-05
    days on market $75,000 Active 64 DOM
45. 2026-08-04
    days on market $75,000 Active 63 DOM
46. 2026-08-03
    days on market $75,000 Active 62 DOM
47. 2026-07-31
    days on market $75,000 Active 59 DOM
48. 2026-07-30
    days on market $75,000 Active 58 DOM
49. 2026-07-29
    days on market $75,000 Active 57 DOM
50. 2026-07-27
    days on market $75,000 Active 55 DOM

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

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 · 20 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: $15,585
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,182
• Taxable income: $5,209
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $4,843/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 · 5 photos

Fair 45/100 Moderate rehab Est. rehab $25,000–$45,000 screening

This single-family home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but not inspected
• Major interior walls — Worn paint and wood
• Major kitchen cabinets — Worn and in need of cleaning

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn flooring — Improves living space and value ↑
• Both Paint interior walls — Enhances living space and value ↑
• Both Clean and update kitchen appliances — Enhances living space and value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 16/100

Zoned Schools

Elementary Natalbany Middle F LA #171/218 Nat'l #12,096/14,009 Middle Lucille Nesom Memorial F LA #534/646 Nat'l #37,303/41,679 High Independence High Magnet F LA #224/265 Nat'l #15,534/17,239

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

C Composite livability gradescore 63/100

Livability — Tickfaw

• Score: 63/100
• State rank: #203
• US rank: #15825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa · 144,204 people
• Metro: Hammond, LA
• Population (ZIP): 9,815
• Household income: $63,691
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 3% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Serbian 2% Scandinavian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

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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: ▲ 3.64%
• Current HPI: 126.0016
• 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

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterSeptic tank
• Home design: Single-storyRaised foundation
• Construction: Vinyl sidingMetal roofRaised foundation (listed under construction details)
• Exterior features: Outside city limits

Interior

• Bedrooms: Total rooms: 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Average condition

Price history

+0.0% since first listed

9 events — show timeline

• 2026-05-31 Listed $75,000 AcadianaMLS
• 2026-05-31 Listed $75,000 GSREIN
• 2024-10-26 Rental Removed $750 GSREIN
• 2024-10-02 Listed for Rent $750 GSREIN
• 2024-09-17 Rental Removed $750 GSREIN
• 2024-09-09 Price Changed $750 GSREIN
• 2024-06-17 Listed for Rent $850 GSREIN
• 2023-08-20 Rental Removed $850 GSREIN
• 2023-07-17 Listed for Rent $850 GSREIN