27420 Sampson St · Lacombe, LA 70445

$85,000

4 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 53 Days on market

Built 1989 Good condition $60/sqft · 66% below area

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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 +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect opportunity to finish a home exactly to your vision with this elevated ranch-style cottage in Lacombe. Located just moments from the premier fishing and crabbing spots on Lake Rd, this property is ideally suited as a serene weekend getaway or a permanent primary residence. The heavy lifting has already been completed, with several high-ticket infrastructure upgrades recently installed: New Metal Roof: Durable and long-lasting protection. Updated Electrical: Brand new wiring and a new electrical box. Modern Climate Control: All new AC ductwork is in place. Fresh Plumbing: Completely new plumbing throughout the structure. This home was previously gutted and is now ready for your creative touch to complete the interior. Enjoy your mornings on the covered front porch or soak up the sun on the open back deck, both of which offer great spaces to enjoy the surrounding nature. This home is sturdily set on an elevated pier and beam foundation, providing peace of mind and classic coastal character. Don't miss your chance to customize this "blank canvas" in a sought-after location near the lake.

Key facts

• Covered front porch
• New metal roof
• Updated electrical

Tags

• ELEVATED RANCH-STYLE COTTAGE
• NEW METAL ROOF
• UPDATED ELECTRICAL
• MODERN CLIMATE CONTROL
• FRESH PLUMBING
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces; Boat parking; RV access/parking
• Utilities: Well water; Septic tank
• Home design: Single-story property; Raised foundation; Metal roof
• Construction: Gutted and rebuilt systems (roof, electrical, plumbing, AC duct work); Raised foundation
• Exterior features: Wood patio/porch; Outside city limits; Rectangular lot (50x100)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 4 rooms; Property was gutted to the studs with new roof, new electrical, new plumbing, and new AC duct work; Poor condition noted

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 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: 2.18% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.64%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (median comp): $280,189
• List price: $85,000
• Delta: -60.74%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27420 Sampson St	0.00mi	3/1.0 (-1)	1,591 (+13%)	22mo	$40,000	$25	50
58530 Lake Rd	0.72mi	3/2.0 (-1)	1,527 (+9%)	11mo	$275,000	$180	38

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: 46.2%
• Equity multiple: 3.00×
• Total profit: $47,647
• Equity at exit: $12,674

10-year hold

• IRR: 51.9%
• Equity multiple: 6.06×
• Total profit: $120,506
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $965

Break-even live

Break-even rent $631

Max offer price $85,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,013	-5% $989	+0% $965	+5% $941	+10% $917
Rent	-10% $818	-5% $892	+0% $965	+5% $1,038	+10% $1,111
Rate	-1.0pp $1,008	-0.5pp $986	base $965	+0.5pp $943	+1.0pp $920

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   pricedays on market $85,000 Active 53 DOM
2. 2026-06-18
   days on market $110,000 Active 50 DOM
3. 2026-06-17
   days on market $110,000 Active 49 DOM
4. 2026-06-16
   days on market $110,000 Active 48 DOM
5. 2026-06-15
   days on market $110,000 Active 47 DOM
6. 2026-06-13
   days on market $110,000 Active 45 DOM
7. 2026-06-10
   days on market $110,000 Active 42 DOM
8. 2026-06-09
   days on market $110,000 Active 41 DOM
9. 2026-06-08
   days on market $110,000 Active 40 DOM
10. 2026-06-07
    days on market $110,000 Active 39 DOM
11. 2026-06-03
    days on market $110,000 Active 35 DOM
12. 2026-06-02
    days on market $110,000 Active 34 DOM
13. 2026-06-01
    days on market $110,000 Active 33 DOM
14. 2026-05-31
    days on market $110,000 Active 32 DOM
15. 2026-04-29
    listed $110,000 Active 1138-char remark

    Show marketing remark (1132 chars)

    Discover the perfect opportunity to finish a home exactly to your vision with this elevated ranch-style cottage in Lacombe. Located just moments from the premier fishing and crabbing spots on Lake Rd, this property is ideally suited as a serene weekend getaway or a permanent primary residence. The heavy lifting has already been completed, with several high-ticket infrastructure upgrades recently installed: New Metal Roof: Durable and long-lasting protection. Updated Electrical: Brand new wiring and a new electrical box. Modern Climate Control: All new AC ductwork is in place. Fresh Plumbing: Completely new plumbing throughout the structure. This home was previously gutted and is now ready for your creative touch to complete the interior. Enjoy your mornings on the covered front porch or soak up the sun on the open back deck, both of which offer great spaces to enjoy the surrounding nature. This home is sturdily set on an elevated pier and beam foundation, providing peace of mind and classic coastal character. Don't miss your chance to customize this "blank canvas" in a sought-after location near the lake.

16. 2026-04-29
    listed $110,000 Active 1132-char remark

    Show marketing remark (1132 chars)

    Discover the perfect opportunity to finish a home exactly to your vision with this elevated ranch-style cottage in Lacombe. Located just moments from the premier fishing and crabbing spots on Lake Rd, this property is ideally suited as a serene weekend getaway or a permanent primary residence. The heavy lifting has already been completed, with several high-ticket infrastructure upgrades recently installed: New Metal Roof: Durable and long-lasting protection. Updated Electrical: Brand new wiring and a new electrical box. Modern Climate Control: All new AC ductwork is in place. Fresh Plumbing: Completely new plumbing throughout the structure. This home was previously gutted and is now ready for your creative touch to complete the interior. Enjoy your mornings on the covered front porch or soak up the sun on the open back deck, both of which offer great spaces to enjoy the surrounding nature. This home is sturdily set on an elevated pier and beam foundation, providing peace of mind and classic coastal character. Don't miss your chance to customize this "blank canvas" in a sought-after location near the lake.

17. 2025-09-01
    soldstatus $40,000 Closed

    Show marketing remark (294 chars)

    Investor Special!!! or make it your own! Priced to sell!! Secluded in the heart of Lacombe in a quite wooded area, this incredible investment opportunity has a clean frame, priced way below value and is ready to be remodeled! Elevation certificate available. Cash or private money loans only.

18. 2025-07-08
    status Pending

    Show marketing remark (294 chars)

    Investor Special!!! or make it your own! Priced to sell!! Secluded in the heart of Lacombe in a quite wooded area, this incredible investment opportunity has a clean frame, priced way below value and is ready to be remodeled! Elevation certificate available. Cash or private money loans only.

19. 2025-05-28
    listed $40,000 Active

    Show marketing remark (294 chars)

    Investor Special!!! or make it your own! Priced to sell!! Secluded in the heart of Lacombe in a quite wooded area, this incredible investment opportunity has a clean frame, priced way below value and is ready to be remodeled! Elevation certificate available. Cash or private money loans only.

20. 2025-05-28
    listed $40,000

    Show marketing remark (294 chars)

    Investor Special!!! or make it your own! Priced to sell!! Secluded in the heart of Lacombe in a quite wooded area, this incredible investment opportunity has a clean frame, priced way below value and is ready to be remodeled! Elevation certificate available. Cash or private money loans only.

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$256/yr (+$21/mo · 121.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 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: $22,231
• − Mortgage interest: −$4,761
• − Property taxes: −$211
• − Insurance: −$425
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$2,473
• Taxable income: $10,804
• Est. tax owed @ 24.0%: −$2,593
• After-tax cash flow: $8,984/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 · 13 photos

Good 75/100 Extensive rehab

This elevated ranch-style cottage is in good condition with extensive recent renovations, including a new roof, electrical, plumbing, and HVAC systems. Minor touch-ups to paint and landscaping would further enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears fresh but may need touch-ups.
• Minor Landscaping — Some overgrown vegetation is visible.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and home value.
• Rental Landscaping maintenance — Well-maintained landscaping improves rental appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears fresh but may need touch-ups.	Minor	$500–3,000
Landscaping · Some overgrown vegetation is visible.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and home value. ↑
• Rental Landscaping maintenance — Well-maintained landscaping improves rental appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+175.0% since first listed

6 events — show timeline

• 2026-04-29 Listed $110,000 AcadianaMLS
• 2026-04-29 Listed $110,000 GSREIN
• 2025-09-01 Sold (MLS) $40,000 GSREIN
• 2025-07-08 Pending — GSREIN
• 2025-05-28 Listed $40,000 AcadianaMLS
• 2025-05-28 Listed $40,000 GSREIN

Property tax history

+1.3%/yr

Latest (2025): $211 · +7.0% YoY. Source: county tax records.