48459 Whiskey Ln · Tickfaw, LA 70466

$110,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 181 Days on market

Built 1974 Poor condition 1.00 ac lot $115/sqft · 51% below area Est $195k · 44% under ↓ 8% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Value-add opportunity featuring a single-story brick home situated on approximately one acre. The property offers a functional layout with multiple living areas and an abundance of natural light, providing a solid foundation for updates and customization. The kitchen and bathrooms are ready for renovation, allowing buyers to enhance the space and build equity through improvements. Bedrooms are comfortably sized, and the overall floor plan allows flexibility for modernization or reconfiguration. The brick exterior offers durability and low-maintenance appeal, while the expansive lot provides ample outdoor space for future enhancements, repairs, or permitted expansion. A covered carport adds convenience and utility. The property is being sold as-is and is well suited for investors, renovation projects, or buyers utilizing cash or renovation financing to unlock its full potential.

Key facts

• Expansive lot
• Brick exterior
• Covered carport

Tags

• SINGLE-STORY BRICK HOME
• MULTIPLE LIVING AREAS
• ABUNDANCE OF NATURAL LIGHT
• BRICK EXTERIOR
• EXPANSIVE LOT
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.3% 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: 78 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 $5k of equity ($761 loan paydown + $4k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $194,833
• List price: $110,000
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14349 Thomas St	2.00mi	3/1.5 (+1)	1,083 (+13%)	2mo	$155,000	$143	35
47359 Jacob Pl	1.22mi	3/2.0 (+1)	1,231 (+28%)	4mo	$179,000	$145	28
102 Mallard Dr	2.04mi	3/1.0 (+1)	1,132 (+18%)	8mo	$65,000	$57	28
16357 Johns Dr	0.58mi	3/2.0 (+1)	1,120 (+17%)	14mo	$99,900	$89	28
47243 Sledge Ln	1.45mi	3/2.0 (+1)	1,240 (+29%)	4mo	$194,000	$156	28
18240 Faller Rd	1.81mi	3/2.0 (+1)	1,170 (+22%)	8mo	$139,000	$119	25
49087 1065 Hwy	1.64mi	3/2.0 (+1)	1,080 (+12%)	14mo	$205,000	$190	24
49101 Hwy 1065 Hwy	1.64mi	3/2.0 (+1)	1,080 (+12%)	16mo	$184,000	$170	22
47388 Madelyn Ct	1.18mi	3/2.0 (+1)	1,203 (+25%)	16mo	$195,000	$162	18
18198 Faller Rd	1.78mi	3/2.0 (+1)	1,200 (+25%)	17mo	$139,900	$117	17
47346 Madelyn Ct	1.26mi	3/2.0 (+1)	1,203 (+25%)	21mo	$191,000	$159	14
47339 Brittani Ln	1.30mi	3/2.0 (+1)	1,201 (+25%)	21mo	$190,000	$158	14

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: 24.4%
• Equity multiple: 2.43×
• Total profit: $44,093
• Equity at exit: $53,467

10-year hold

• IRR: 24.7%
• Equity multiple: 4.71×
• Total profit: $114,384
• Equity at exit: $85,660

Cash invested: $30,800 (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 70466

• Home prices YoY: 3.0%
• Active inventory: 78
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $426

Break-even live

Break-even rent $833

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $488	-5% $457	+0% $426	+5% $395	+10% $364
Rent	-10% $317	-5% $372	+0% $426	+5% $480	+10% $534
Rate	-1.0pp $481	-0.5pp $454	base $426	+0.5pp $397	+1.0pp $368

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-05
   days on market $110,000 Active 181 DOM
2. 2026-08-04
   days on market $110,000 Active 180 DOM
3. 2026-08-03
   days on market $110,000 Active 179 DOM
4. 2026-07-31
   days on market $110,000 Active 176 DOM
5. 2026-07-30
   days on market $110,000 Active 175 DOM
6. 2026-07-29
   days on market $110,000 Active 174 DOM
7. 2026-07-27
   days on market $110,000 Active 172 DOM
8. 2026-07-25
   days on market $110,000 Active 170 DOM
9. 2026-07-24
   days on market $110,000 Active 169 DOM
10. 2026-07-23
    days on market $110,000 Active 168 DOM
11. 2026-07-22
    days on market $110,000 Active 167 DOM
12. 2026-07-21
    days on market $110,000 Active 166 DOM
13. 2026-07-18
    days on market $110,000 Active 163 DOM
14. 2026-07-16
    days on market $110,000 Active 161 DOM
15. 2026-07-16
    days on market $110,000 Active 160 DOM
16. 2026-07-14
    days on market $110,000 Active 159 DOM
17. 2026-07-13
    days on market $110,000 Active 158 DOM
18. 2026-07-12
    days on market $110,000 Active 157 DOM
19. 2026-07-11
    days on market $110,000 Active 156 DOM
20. 2026-07-10
    days on market $110,000 Active 155 DOM
21. 2026-07-09
    days on market $110,000 Active 154 DOM
22. 2026-07-08
    days on market $110,000 Active 153 DOM
23. 2026-07-07
    days on market $110,000 Active 152 DOM
24. 2026-07-06
    days on market $110,000 Active 151 DOM
25. 2026-07-05
    days on market $110,000 Active 150 DOM
26. 2026-07-04
    days on market $110,000 Active 149 DOM
27. 2026-07-03
    days on market $110,000 Active 148 DOM
28. 2026-07-02
    days on market $110,000 Active 147 DOM
29. 2026-07-01
    days on market $110,000 Active 146 DOM
30. 2026-06-30
    days on market $110,000 Active 145 DOM
31. 2026-06-29
    days on market $110,000 Active 144 DOM
32. 2026-06-28
    days on market $110,000 Active 143 DOM
33. 2026-06-28
    days on market $110,000 Active 142 DOM
34. 2026-06-27
    days on market $110,000 Active 141 DOM
35. 2026-06-26
    pricedays on market $110,000 Active 140 DOM
36. 2026-06-23
    days on market $115,000 Active 137 DOM
37. 2026-06-21
    days on market $115,000 Active 136 DOM
38. 2026-06-19
    days on market $115,000 Active 134 DOM
39. 2026-06-18
    days on market $115,000 Active 133 DOM
40. 2026-06-17
    days on market $115,000 Active 132 DOM
41. 2026-06-16
    days on market $115,000 Active 131 DOM
42. 2026-06-15
    days on market $115,000 Active 130 DOM
43. 2026-06-14
    days on market $115,000 Active 128 DOM
44. 2026-06-13
    days on market $115,000 Active 127 DOM
45. 2026-06-10
    days on market $115,000 Active 125 DOM
46. 2026-06-09
    days on market $115,000 Active 124 DOM
47. 2026-06-08
    days on market $115,000 Active 123 DOM
48. 2026-06-07
    days on market $115,000 Active 122 DOM
49. 2026-06-05
    days on market $115,000 Active 119 DOM
50. 2026-06-03
    days on market $115,000 Active 118 DOM

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$184/yr (+$15/mo · 43.7%)

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

Taxation est. · year 1

• Rental income: $16,459
• − Mortgage interest: −$6,162
• − Property taxes: −$421
• − Insurance: −$550
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,200
• Taxable income: $3,493
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,271/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 · 10 photos

Poor 30/100 Extensive rehab Est. rehab $48,000–$86,400 screening

This single-story brick home requires extensive renovations to improve its condition and increase its value. The kitchen and bathroom need major updates, and the exterior siding and landscaping are in poor condition. A comprehensive renovation will significantly enhance the home's resale and rental value.

Deferred maintenance Est. $80,000–$240,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Water_heater (hvac) — No water heater visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major kitchen cabinets — The cabinets are outdated and in poor condition.
• Major kitchen countertops — The countertops are outdated and in poor condition.
• Major kitchen appliances — The appliances are outdated and in poor condition.
• Major bathroom fixtures — The fixtures are outdated and in poor condition.
• Major bathroom tiles — The tiles are outdated and in poor condition.
• Major exterior siding — The siding is peeling and in poor condition.
• Major landscaping — The landscaping is overgrown and needs trimming.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A modern bathroom will attract more buyers and increase the home's value. ↑
• Resale Exterior siding replacement — A new exterior will improve the home's curb appeal and increase its value. ↑
• Resale Landscaping — A well-maintained landscape will improve the home's curb appeal and increase its 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 13/100

Zoned Schools

Elementary Woodland Park Magnet F LA #597/646 Nat'l #39,071/41,679 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

Price history

-8.0% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $115,000 AcadianaMLS
• 2026-05-16 Price Changed $115,000 GSREIN
• 2026-03-19 Price Changed $120,000 AcadianaMLS
• 2026-03-19 Price Changed $120,000 GSREIN
• 2026-02-05 Listed $125,000 GSREIN
• 2026-02-05 Listed $125,000 AcadianaMLS
• 2004-09-13 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $421 · +0.5% YoY. Source: county tax records.