55485 Old Uneedus Rd · Folsom, LA 70446

$190,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 359 Days on market

Built 1960 $119/sqft · 18% below area Est $232k · 18% under ↓ 5% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

Key facts

• Flood zone a
• Flood zone x
• 20 acres

Tags

• 20 ACRES
• RE-SUBDIVIDED INTO LOTS
• MOBILE HOME OR MODULAR ALLOWED
• FLOOD ZONE X
• FLOOD ZONE A

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $218 ($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 $169k (11.2% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.8% in Folsom — 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 72/100 on livability (#40 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Market conditions: 60 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 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 $6k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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 1960 — 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 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?
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: 0.89% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (median comp): $232,287
• List price: $190,000
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,022
• Equity at exit: $28,330

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,637
• Equity at exit: $16,428

Cash invested: $53,200 (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 70446

• Home prices YoY: -33.1%
• Active inventory: 60
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $218

Break-even live

Break-even rent $1,412

Max offer price $190,000

Occupancy floor 82%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $190,000 Active 359 DOM
2. 2026-06-18
   days on market $190,000 Active 358 DOM
3. 2026-06-17
   days on market $190,000 Active 357 DOM
4. 2026-06-16
   days on market $190,000 Active 356 DOM
5. 2026-06-15
   days on market $190,000 Active 355 DOM
6. 2026-06-14
   days on market $190,000 Active 353 DOM
7. 2026-06-13
   days on market $190,000 Active 352 DOM
8. 2026-06-10
   days on market $190,000 Active 350 DOM
9. 2026-06-09
   days on market $190,000 Active 349 DOM
10. 2026-06-08
    days on market $190,000 Active 348 DOM
11. 2026-06-07
    days on market $190,000 Active 347 DOM
12. 2026-06-05
    days on market $190,000 Active 344 DOM
13. 2026-06-03
    days on market $190,000 Active 343 DOM
14. 2026-06-02
    days on market $190,000 Active 342 DOM
15. 2026-06-01
    days on market $190,000 Active 341 DOM
16. 2026-05-31
    days on market $190,000 Active 340 DOM
17. 2026-05-30
    days on market $190,000 Active 339 DOM
18. 2026-02-23
    status Active 578-char remark

    Show marketing remark (571 chars)

    Great opportunity to buy approx 20 partially wooded acres in rural area of Loranger for redevelopment. Residential and commercial uses permitted. Looking for a homestead? This could be the one! Can be re-subdivided into lots with min 125' street frontage and min of half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X. Right front corner in Flood Zone A. Approx 1600sf 4BR/2BA house on property needs renovation and was given no value in listing price. Buyer to confirm use, zoning and re-subdivision requirements with appropriate sources.

19. 2026-02-23
    status Active 571-char remark

    Show marketing remark (571 chars)

    Great opportunity to buy approx 20 partially wooded acres in rural area of Loranger for redevelopment. Residential and commercial uses permitted. Looking for a homestead? This could be the one! Can be re-subdivided into lots with min 125' street frontage and min of half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X. Right front corner in Flood Zone A. Approx 1600sf 4BR/2BA house on property needs renovation and was given no value in listing price. Buyer to confirm use, zoning and re-subdivision requirements with appropriate sources.

20. 2026-02-23
    status Active

    Show marketing remark (571 chars)

    Great opportunity to buy approx 20 partially wooded acres in rural area of Loranger for redevelopment. Residential and commercial uses permitted. Looking for a homestead? This could be the one! Can be re-subdivided into lots with min 125' street frontage and min of half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X. Right front corner in Flood Zone A. Approx 1600sf 4BR/2BA house on property needs renovation and was given no value in listing price. Buyer to confirm use, zoning and re-subdivision requirements with appropriate sources.

21. 2026-02-23
    status Active

    Show marketing remark (571 chars)

    Great opportunity to buy approx 20 partially wooded acres in rural area of Loranger for redevelopment. Residential and commercial uses permitted. Looking for a homestead? This could be the one! Can be re-subdivided into lots with min 125' street frontage and min of half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X. Right front corner in Flood Zone A. Approx 1600sf 4BR/2BA house on property needs renovation and was given no value in listing price. Buyer to confirm use, zoning and re-subdivision requirements with appropriate sources.

22. 2025-11-13
    historical Active Under Contract
23. 2025-11-13
    status Pending
24. 2025-11-13
    historical Active Under Contract
25. 2025-07-16
    price $190,000 571-char remark

    Show marketing remark (578 chars)

    Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

26. 2025-07-16
    price $190,000 578-char remark

    Show marketing remark (578 chars)

    Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

27. 2025-07-16
    price $190,000

    Show marketing remark (578 chars)

    Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

28. 2025-07-16
    price $190,000

    Show marketing remark (578 chars)

    Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

29. 2025-06-25
    listed $200,000 Active 578-char remark

    Show marketing remark (578 chars)

    Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

30. 2025-06-25
    listed $200,000 Active

    Show marketing remark (578 chars)

    Great oppty to buy and renovate a home in Loranger on 20 ACRES not far from Global Wildlife Center. Looking for a homestead? This could be it. Residential and commercial uses permitted. Can be re-subdivided into lots with min 125' road frontage & a min of a half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X (meaning flood insurance not required). Right front corner is in Flood Zone A. Price based on land only; no value given to home in listing price. Buyer to confirm use, size, zoning and resubdiv requirements with appropriate sources.

31. 2025-03-12
    listed $200,000 Active 571-char remark

    Show marketing remark (571 chars)

    Great opportunity to buy approx 20 partially wooded acres in rural area of Loranger for redevelopment. Residential and commercial uses permitted. Looking for a homestead? This could be the one! Can be re-subdivided into lots with min 125' street frontage and min of half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X. Right front corner in Flood Zone A. Approx 1600sf 4BR/2BA house on property needs renovation and was given no value in listing price. Buyer to confirm use, zoning and re-subdivision requirements with appropriate sources.

32. 2025-03-12
    listed $200,000 Active

    Show marketing remark (571 chars)

    Great opportunity to buy approx 20 partially wooded acres in rural area of Loranger for redevelopment. Residential and commercial uses permitted. Looking for a homestead? This could be the one! Can be re-subdivided into lots with min 125' street frontage and min of half acre area. Mobile home or modular allowed. Majority of acreage in Flood Zone X. Right front corner in Flood Zone A. Approx 1600sf 4BR/2BA house on property needs renovation and was given no value in listing price. Buyer to confirm use, zoning and re-subdivision requirements with appropriate sources.

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$561/yr (+$47/mo · 116.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,256
• − Mortgage interest: −$10,643
• − Property taxes: −$484
• − Insurance: −$950
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,527
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,753/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 — Folsom

• Score: 72/100
• State rank: #40
• US rank: #6135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,871

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Lithuanian 13%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -66.41%
• Current HPI: 133.9227
• 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

-5.0% since first listed

15 events — show timeline

• 2026-02-23 Relisted — AcadianaMLS
• 2026-02-23 Relisted — AcadianaMLS
• 2026-02-23 Relisted — GSREIN
• 2026-02-23 Relisted — GSREIN
• 2025-11-13 Contingent — GSREIN
• 2025-11-13 Pending — GSREIN
• 2025-11-13 Contingent — GSREIN
• 2025-07-16 Price Changed $190,000 AcadianaMLS
• 2025-07-16 Price Changed $190,000 AcadianaMLS
• 2025-07-16 Price Changed $190,000 GSREIN
• 2025-07-16 Price Changed $190,000 GSREIN
• 2025-06-25 Listed $200,000 GSREIN
• 2025-06-25 Listed $200,000 AcadianaMLS
• 2025-03-12 Listed $200,000 GSREIN
• 2025-03-12 Listed $200,000 AcadianaMLS

Property tax history

+4.5%/yr

Latest (2025): $484 · +0.5% YoY. Source: county tax records.