67072 Highway 434 · Lacombe, LA 70445

$150,000

2 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 22 Days on market

Built 1965 Fair condition Est $204k · 26% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Raised home with original tongue and groove walls and ceilings. Wood and tile floors throughout. Two sheds. 3 acres with a field next door.

Key facts

• Wood and tile floors
• Two sheds
• 3 acres

Tags

• TONGUE AND GROOVE WALLS
• WOOD AND TILE FLOORS
• TWO SHEDS
• 3 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 219 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 $4k 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 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $203,984
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66394 Hwy 434	0.47mi	2/1.5	1,100 (-5%)	18mo	$56,000	$51	53
66349 Markham Dr	0.48mi	3/2.0 (+1)	1,237 (+7%)	11mo	$225,000	$182	48
66137 Markham Dr	0.60mi	3/2.0 (+1)	1,296 (+12%)	16mo	$228,500	$176	30

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,915
• Equity at exit: $22,365

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $18,353
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

ZIP-level market 70445

• Home prices YoY: -24.4%
• Active inventory: 219
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $290

Break-even live

Break-even rent $1,133

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $375	-5% $332	+0% $290	+5% $247	+10% $205
Rent	-10% $171	-5% $231	+0% $290	+5% $349	+10% $408
Rate	-1.0pp $365	-0.5pp $328	base $290	+0.5pp $251	+1.0pp $211

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29254 Sticker Bay Rd Lacombe, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.85mi
29256 Sticker Bay Rd Lacombe, LA	3.0	2.0	1450	$1,500	$1.03	24d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 22 DOM
2. 2026-06-17
   days on market $150,000 Active 21 DOM
3. 2026-06-16
   days on market $150,000 Active 20 DOM
4. 2026-06-16
   price $150,000 Active 19 DOM
5. 2026-06-15
   days on market $175,000 Active 19 DOM
6. 2026-06-13
   days on market $175,000 Active 17 DOM
7. 2026-06-10
   days on market $175,000 Active 14 DOM
8. 2026-06-09
   days on market $175,000 Active 13 DOM
9. 2026-06-08
   days on market $175,000 Active 12 DOM
10. 2026-06-07
    days on market $175,000 Active 11 DOM
11. 2026-06-03
    days on market $175,000 Active 7 DOM
12. 2026-06-02
    days on market $175,000 Active 6 DOM
13. 2026-06-01
    days on market $175,000 Active 5 DOM
14. 2026-05-31
    days on market $175,000 Active 4 DOM
15. 2026-05-28
    listed $175,000 Active

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$272/yr (+$23/mo · 49.1%)

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

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,402
• − Property taxes: −$553
• − Insurance: −$750
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,364
• Taxable income: $1,051
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,225/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 · 1 photo

Fair 40/100 Moderate rehab

This single-family home requires significant repairs and updates to its exterior, interior, and flooring to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering
• Major roof — Damaged shingles
• Major flooring — Worn-out carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both repair and replace siding — Improves curb appeal and value
• Both repair and replace roof — Essential for structural integrity and value
• Both replace carpet with hardwood or tile — Enhances aesthetics and durability
• Both paint interior walls — Fresh paint improves appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
roof · Damaged shingles	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and replace siding — Improves curb appeal and value ↑
• Both repair and replace roof — Essential for structural integrity and value ↑
• Both replace carpet with hardwood or tile — Enhances aesthetics and durability ↑
• Both paint interior walls — Fresh paint improves appearance and value ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-05-28 Listed $175,000 FSBO.com

Property tax history

-20.7%/yr

Latest (2025): $553 · -4.4% YoY. Source: county tax records.