61308 25th St · Lacombe, LA 70445

$179,800

3 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 225 Days on market

Built 1989 0.66 ac lot $154/sqft · 6% below area Est $190k · 5% 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 +20.0/30.0
• ARV discount +9.9/15.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

<br> Don't DELAY, Schedule your viewing TODAY!

Key facts

• Covered porch
• Built in carport
• Storage shed

Tags

• CORNER LOT
• COVERED PORCH
• BUILT IN CARPORT
• DETACHED GARAGE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $219 ($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 $164k (8.9% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 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 $5k 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 225 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (median comp): $190,023
• List price: $179,800
• Delta: -5.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27052 Cloverland Rd	0.09mi	2/1.0 (-1)	1,190 (+2%)	4mo	$42,000	$35	82
27155 Tag A Long Rd	0.08mi	3/2.0	1,150 (-2%)	12mo	$207,000	$180	82
27214 Tag A Long Rd	0.19mi	2/1.0 (-1)	1,058 (-10%)	9mo	$155,000	$147	60
61553 Fish Hatchery Rd	0.55mi	3/2.0	1,218 (+4%)	10mo	$225,000	$185	57
26080 E Beech St	0.75mi	3/1.0	1,212 (+4%)	2mo	$154,000	$127	56
26377 Heltemes Ln	0.21mi	3/2.0	1,331 (+14%)	22mo	$190,000	$143	47
26214 E Sycamore St	0.56mi	3/2.0	1,280 (+9%)	12mo	$100,000	$78	46
27245 Heltemes Ln	0.39mi	2/1.5 (-1)	1,250 (+7%)	24mo	$175,000	$140	45
27060 Pichon Rd	0.71mi	2/1.0 (-1)	1,088 (-7%)	10mo	$50,000	$46	40
27289 Cloverland Rd	0.47mi	2/1.0 (-1)	1,322 (+13%)	19mo	$176,000	$133	34

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-15,233
• Equity at exit: $26,809

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,419
• Equity at exit: $15,546

Cash invested: $50,344 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $219

Break-even live

Break-even rent $1,361

Max offer price $179,800

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: $44,950
• Closing costs: $5,394
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $179,800 Active 225 DOM
2. 2026-06-17
   days on market $179,800 Active 224 DOM
3. 2026-06-16
   days on market $179,800 Active 223 DOM
4. 2026-06-15
   days on market $179,800 Active 222 DOM
5. 2026-06-13
   days on market $179,800 Active 220 DOM
6. 2026-06-10
   days on market $179,800 Active 217 DOM
7. 2026-06-09
   days on market $179,800 Active 216 DOM
8. 2026-06-08
   days on market $179,800 Active 215 DOM
9. 2026-06-07
   days on market $179,800 Active 214 DOM
10. 2026-06-03
    days on market $179,800 Active 210 DOM
11. 2026-06-02
    days on market $179,800 Active 209 DOM
12. 2026-06-01
    days on market $179,800 Active 208 DOM
13. 2026-05-31
    days on market $179,800 Active 207 DOM
14. 2026-04-29
    price $179,800 46-char remark

    Show marketing remark (46 chars)

    <br> Don't DELAY, Schedule your viewing TODAY!

15. 2026-04-28
    price $179,800 271-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

16. 2026-03-24
    price $182,000 46-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

17. 2026-03-24
    price $182,000 271-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

18. 2026-02-05
    price $184,000 46-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

19. 2026-02-05
    price $184,000 271-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

20. 2026-01-19
    price $189,000 46-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

21. 2026-01-19
    price $189,000 271-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

22. 2025-11-05
    listed $199,000 Active 46-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

23. 2025-11-05
    listed $199,000 Active 271-char remark

    Show marketing remark (271 chars)

    This could be your SPOT on a corner LOT! The home features 3 bedrooms, 1.5 bathrooms, a covered porch, built in carport, a detached garage that could be used as workshop, storage shed, and best of all it located in Flood Zone C. Don't DELAY, Schedule your viewing TODAY!

24. 2004-08-19
    soldstatus $75,000
25. 2004-08-16
    soldstatus $75,000
26. 2004-06-14
    listed $76,000
27. 2004-06-14
    listed $76,000
28. 1997-02-21
    soldstatus $62,800
29. 1997-01-14
    listed $65,000
30. 1997-01-14
    listed $65,000

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$301/yr (+$25/mo · 43.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 22 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: $19,665
• − Mortgage interest: −$10,072
• − Property taxes: −$687
• − Insurance: −$899
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,231
• Taxable loss: −$370
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,723/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: 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

+176.6% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $179,800 AcadianaMLS
• 2026-04-28 Price Changed $179,800 GSREIN
• 2026-03-24 Price Changed $182,000 AcadianaMLS
• 2026-03-24 Price Changed $182,000 GSREIN
• 2026-02-05 Price Changed $184,000 AcadianaMLS
• 2026-02-05 Price Changed $184,000 GSREIN
• 2026-01-19 Price Changed $189,000 AcadianaMLS
• 2026-01-19 Price Changed $189,000 GSREIN
• 2025-11-05 Listed $199,000 GSREIN
• 2025-11-05 Listed $199,000 AcadianaMLS
• 2004-08-19 Sold (Public Records) $75,000 Public Records
• 2004-08-16 Sold (MLS) $75,000 GSREIN
• 2004-06-14 Listed $76,000 GSREIN
• 2004-06-14 Listed $76,000 AcadianaMLS
• 1997-02-21 Sold (MLS) $62,800 GSREIN
• 1997-01-14 Listed $65,000 AcadianaMLS
• 1997-01-14 Listed $65,000 GSREIN

Property tax history

-6.8%/yr

Latest (2025): $687 · -15.9% YoY. Source: county tax records.