60274 Monique Rd · Lacombe, LA 70445

$50,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily · 4 Days on market

Built 2000 0.96 ac lot ↓ 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 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

.96-acre property in Lacombe bordering Big Branch Wildlife Refuge--perfect for nature lovers. The existing mobile home can be remodeled or replaced with ease, with electric already active to avoid zoning issues. Enjoy privacy, mature oak trees, and endless potential to create your dream retreat in a serene, wilderness setting.

Key facts

• Mature oak trees
• .96-acre property
• 0.96 acre lot

Tags

• .96-ACRE PROPERTY
• MATURE OAK TREES
• SERENE WILDERNESS SETTING

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Well water; Septic tank
• Home design: Single-story; Poor condition
• Construction: Aluminum siding; Shingle roof; Slab foundation; Built with unspecified year
• Exterior features: Outside city limits; Oversized lot (approximately 0.96 acres, dimensions ~200 x 208)

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 28.1% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.15% ✓
• Cap rate: 28.13%
• Cash-on-cash: 77.99%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $106,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60274 Monique Rd	0.00mi	2/2.0	1,440 (0%)	0mo	$35,000	$24	100
25594 W Spruce St	0.63mi	3/2.0 (+1)	1,292 (-10%)	7mo	$95,000	$74	43

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: 78.0%
• Equity multiple: 4.56×
• Total profit: $49,863
• Equity at exit: $7,455

10-year hold

• IRR: 81.6%
• Equity multiple: 9.44×
• Total profit: $118,107
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $910

Break-even live

Break-even rent $424

Max offer price $50,000

Occupancy floor 37%

Sensitivity live

Price	-10% $938	-5% $924	+0% $910	+5% $896	+10% $882
Rent	-10% $785	-5% $848	+0% $910	+5% $972	+10% $1,034
Rate	-1.0pp $935	-0.5pp $923	base $910	+0.5pp $897	+1.0pp $884

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-22
   status Pending 328-char remark

   Show marketing remark (328 chars)

   .96-acre property in Lacombe bordering Big Branch Wildlife Refuge--perfect for nature lovers. The existing mobile home can be remodeled or replaced with ease, with electric already active to avoid zoning issues. Enjoy privacy, mature oak trees, and endless potential to create your dream retreat in a serene, wilderness setting.

2. 2026-05-22
   status Pending

   Show marketing remark (328 chars)

   .96-acre property in Lacombe bordering Big Branch Wildlife Refuge--perfect for nature lovers. The existing mobile home can be remodeled or replaced with ease, with electric already active to avoid zoning issues. Enjoy privacy, mature oak trees, and endless potential to create your dream retreat in a serene, wilderness setting.

3. 2026-05-18
   listed $50,000 Active 328-char remark

   Show marketing remark (328 chars)

   .96-acre property in Lacombe bordering Big Branch Wildlife Refuge--perfect for nature lovers. The existing mobile home can be remodeled or replaced with ease, with electric already active to avoid zoning issues. Enjoy privacy, mature oak trees, and endless potential to create your dream retreat in a serene, wilderness setting.

4. 2026-05-18
   listed $50,000 Active

   Show marketing remark (328 chars)

   .96-acre property in Lacombe bordering Big Branch Wildlife Refuge--perfect for nature lovers. The existing mobile home can be remodeled or replaced with ease, with electric already active to avoid zoning issues. Enjoy privacy, mature oak trees, and endless potential to create your dream retreat in a serene, wilderness setting.

5. 2013-12-11
   listed $50,000
6. 2013-12-11
   listed $65,000
7. 2013-12-11
   listed $65,000
8. 2013-12-11
   listed $50,000
9. 2012-12-21
   listed $70,000
10. 2012-12-21
    listed $70,000
11. 2008-04-03
    soldstatus $56,500

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $628 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,914
• − Mortgage interest: −$2,801
• − Property taxes: −$628
• − Insurance: −$250
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$1,455
• Taxable income: $10,755
• Est. tax owed @ 24.0%: −$2,581
• After-tax cash flow: $8,337/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

• 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

-11.5% since first listed

11 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Pending — GSREIN
• 2026-05-18 Listed $50,000 GSREIN
• 2026-05-18 Listed $50,000 AcadianaMLS
• 2013-12-11 Listed $50,000 GSREIN
• 2013-12-11 Listed $65,000 GSREIN
• 2013-12-11 Listed $65,000 AcadianaMLS
• 2013-12-11 Listed $50,000 AcadianaMLS
• 2012-12-21 Listed $70,000 GSREIN
• 2012-12-21 Listed $70,000 AcadianaMLS
• 2008-04-03 Sold (Public Records) $56,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $628 · -3.5% YoY. Source: county tax records.