29313 Cyprian Dr · Lacombe, LA 70445

$65,000

3 bd · 2.0 ba · 1,500 sqft · Land · 90 Days on market

Built 1988 2.67 ac lot $43/sqft · 73% below area ↓ 21% 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

2.8 Acres Ready For Your Vision Sitting on acres of land, the property features a house in need of a total renovation, and it must be raised 7ft to meet permitting requirements. Investors or builders looking for a project. The property is being sold as-is for land value only. An updated septic system under a one-year service contract, along with a well ready for operation. Plenty of space and strong potential for redevelopment or a new build. MEASUREMENTS ARE APPROXIMATE. DRIVE-BY ONLY

Key facts

• 2.8 acres
• 2.67 acre lot
• Parking

Tags

• 2.8 ACRES
• UPDATED SEPTIC SYSTEM
• WELL READY FOR OPERATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $65k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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: 224 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 23y 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.
• Current owner paid $32k; list at $65k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.69% ✓
• Cap rate: 24.50%
• Cash-on-cash: 65.04%
• DSCR: 3.89
• GRM: 3.1

CMA / ARV

• ARV (median comp): $245,116
• List price: $65,000
• Delta: -73.48%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.0%
• Equity multiple: 2.39×
• Total profit: $25,385
• Equity at exit: $9,692

10-year hold

• IRR: 40.1%
• Equity multiple: 4.79×
• Total profit: $69,065
• Equity at exit: $5,620

Cash invested: $18,200 (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 70445

• Home prices YoY: -24.4%
• Active inventory: 224
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $560

Break-even live

Break-even rent $1,042

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $597	-5% $578	+0% $560	+5% $542	+10% $523
Rent	-10% $422	-5% $491	+0% $560	+5% $629	+10% $698
Rate	-1.0pp $593	-0.5pp $576	base $560	+0.5pp $543	+1.0pp $526

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60399 Vermillon Dr Lacombe, LA	3.0	2.0	1401	$1,850	$1.32	45d	1	1.17mi
60407 Vermillion Dr Slidell, LA	3.0	2.0	1460	$1,700	$1.16	45d	1	1.19mi
61138 Jade St Lacombe, LA	3.0	2.0	1500	$1,700	$1.13	45d	1	1.34mi

Listing history 46 events

1. 2026-06-21
   days on market $65,000 Active 90 DOM
2. 2026-06-18
   days on market $65,000 Active 87 DOM
3. 2026-06-17
   days on market $65,000 Active 86 DOM
4. 2026-06-16
   days on market $65,000 Active 85 DOM
5. 2026-06-15
   days on market $65,000 Active 84 DOM
6. 2026-06-13
   days on market $65,000 Active 82 DOM
7. 2026-06-10
   days on market $65,000 Active 79 DOM
8. 2026-06-09
   days on market $65,000 Active 78 DOM
9. 2026-06-08
   days on market $65,000 Active 77 DOM
10. 2026-06-07
    days on market $65,000 Active 76 DOM
11. 2026-06-03
    days on market $65,000 Active 72 DOM
12. 2026-06-02
    days on market $65,000 Active 71 DOM
13. 2026-06-01
    days on market $65,000 Active 70 DOM
14. 2026-05-31
    days on market $65,000 Active 69 DOM
15. 2026-03-23
    listed $65,000 Active 490-char remark

    Show marketing remark (490 chars)

    2.8 Acres Ready For Your Vision Sitting on acres of land, the property features a house in need of a total renovation, and it must be raised 7ft to meet permitting requirements. Investors or builders looking for a project. The property is being sold as-is for land value only. An updated septic system under a one-year service contract, along with a well ready for operation. Plenty of space and strong potential for redevelopment or a new build. MEASUREMENTS ARE APPROXIMATE. DRIVE-BY ONLY

16. 2026-03-23
    listed $55,000 Active 490-char remark

    Show marketing remark (490 chars)

    2.8 Acres Ready For Your Vision Sitting on acres of land, the property features a house in need of a total renovation, and it must be raised 7ft to meet permitting requirements. Investors or builders looking for a project. The property is being sold as-is for land value only. An updated septic system under a one-year service contract, along with a well ready for operation. Plenty of space and strong potential for redevelopment or a new build. MEASUREMENTS ARE APPROXIMATE. DRIVE-BY ONLY

17. 2026-03-23
    listed $55,000 Active

    Show marketing remark (490 chars)

    2.8 Acres Ready For Your Vision Sitting on acres of land, the property features a house in need of a total renovation, and it must be raised 7ft to meet permitting requirements. Investors or builders looking for a project. The property is being sold as-is for land value only. An updated septic system under a one-year service contract, along with a well ready for operation. Plenty of space and strong potential for redevelopment or a new build. MEASUREMENTS ARE APPROXIMATE. DRIVE-BY ONLY

18. 2026-03-23
    listed $65,000 Active

    Show marketing remark (490 chars)

    2.8 Acres Ready For Your Vision Sitting on acres of land, the property features a house in need of a total renovation, and it must be raised 7ft to meet permitting requirements. Investors or builders looking for a project. The property is being sold as-is for land value only. An updated septic system under a one-year service contract, along with a well ready for operation. Plenty of space and strong potential for redevelopment or a new build. MEASUREMENTS ARE APPROXIMATE. DRIVE-BY ONLY

19. 2025-10-30
    price $75,000
20. 2025-10-30
    price $75,000
21. 2025-10-30
    price $75,000
22. 2025-10-30
    price $75,000
23. 2025-09-08
    listed $85,000 Active
24. 2025-09-08
    listed $85,000 Active
25. 2023-09-28
    soldstatus $32,000 Closed
26. 2023-09-28
    soldstatus $32,000
27. 2023-09-06
    historical Active Under Contract
28. 2023-07-21
    listed $39,900
29. 2023-07-21
    listed $39,900 Active
30. 2018-02-06
    listed $55,000
31. 2017-08-03
    historical
32. 2016-08-04
    listed $55,000 Active
33. 2016-08-04
    historical
34. 2016-08-03
    status Active
35. 2016-08-02
    listed $55,000
36. 2016-02-05
    historical Pending Continue to Show
37. 2015-06-13
    listed $55,000 Active
38. 2015-06-13
    listed $55,000
39. 2014-02-13
    listed $55,000
40. 2014-02-13
    listed $55,000
41. 2009-01-30
    listed $55,000
42. 2009-01-30
    listed $55,000
43. 2003-11-13
    soldstatus $80,000
44. 2003-11-04
    soldstatus $80,000
45. 2003-08-25
    listed $82,000
46. 2003-08-25
    listed $82,000

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$14/yr (+$1/mo · 4.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 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: $21,008
• − Mortgage interest: −$3,641
• − Property taxes: −$344
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$1,891
• Taxable income: $6,328
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $5,200/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

-20.7% since first listed

32 events — show timeline

• 2026-03-23 Listed $65,000 GSREIN
• 2026-03-23 Listed $55,000 GSREIN
• 2026-03-23 Listed $55,000 AcadianaMLS
• 2026-03-23 Listed $65,000 AcadianaMLS
• 2025-10-30 Price Changed $75,000 AcadianaMLS
• 2025-10-30 Price Changed $75,000 AcadianaMLS
• 2025-10-30 Price Changed $75,000 GSREIN
• 2025-10-30 Price Changed $75,000 GSREIN
• 2025-09-08 Listed $85,000 AcadianaMLS
• 2025-09-08 Listed $85,000 AcadianaMLS
• 2023-09-28 Sold (Public Records) $32,000 Public Records
• 2023-09-28 Sold (MLS) $32,000 GSREIN
• 2023-09-06 Contingent — GSREIN
• 2023-07-21 Listed $39,900 GSREIN
• 2023-07-21 Listed $39,900 AcadianaMLS
• 2018-02-06 Listed $55,000 AcadianaMLS
• 2017-08-03 Listing Removed — GSREIN
• 2016-08-04 Listed $55,000 GSREIN
• 2016-08-04 Listing Removed — GSREIN
• 2016-08-03 Relisted — GSREIN
• 2016-08-02 Listed $55,000 AcadianaMLS
• 2016-02-05 Contingent — GSREIN
• 2015-06-13 Listed $55,000 GSREIN
• 2015-06-13 Listed $55,000 AcadianaMLS
• 2014-02-13 Listed $55,000 GSREIN
• 2014-02-13 Listed $55,000 AcadianaMLS
• 2009-01-30 Listed $55,000 GSREIN
• 2009-01-30 Listed $55,000 AcadianaMLS
• 2003-11-13 Sold (Public Records) $80,000 Public Records
• 2003-11-04 Sold (MLS) $80,000 GSREIN
• 2003-08-25 Listed $82,000 AcadianaMLS
• 2003-08-25 Listed $82,000 GSREIN

Property tax history

-2.0%/yr

Latest (2025): $344 · -3.6% YoY. Source: county tax records.