61028 N Pontchartrain Dr · Lacombe, LA 70445

$125,000

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 66 Days on market

Built 1966 7,405 sqft lot $123/sqft · 11% below area Est $140k · 10% under

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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 +28.0/30.0
• ARV discount +12.2/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• 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

Nestled in the heart of Pontchartrain, this charming cottage offers the perfect blend of comfort and style. With two bedrooms, 1 bath, and an over sized lot, there's plenty of space to relax and unwind. The newly renovated kitchen boasts granite countertops, perfect for preparing delicious meals. Step onto the new vinyl flooring and feel the luxury under your feet. The new water heater ensures a steady supply of hot water, while the walk-in tub and new vanity top in the bathroom add a touch of sophistication. With the added bonus of chickens allowed on the property, you can truly embrace country living at its finest.

Key facts

• New vanity top
• Walk-in tub
• New water heater

Tags

• NEWLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• NEW VINYL FLOORING
• NEW WATER HEATER
• WALK-IN TUB
• NEW VANITY TOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.18% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $139,664
• List price: $125,000
• Delta: -10.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,441
• Equity at exit: $18,638

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $35,575
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $388

Break-even live

Break-even rent $979

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $125,000 Active 66 DOM
2. 2026-06-17
   days on market $125,000 Active 65 DOM
3. 2026-06-16
   days on market $125,000 Active 64 DOM
4. 2026-06-15
   days on market $125,000 Active 63 DOM
5. 2026-06-13
   days on market $125,000 Active 61 DOM
6. 2026-06-10
   days on market $125,000 Active 58 DOM
7. 2026-06-09
   days on market $125,000 Active 57 DOM
8. 2026-06-08
   days on market $125,000 Active 56 DOM
9. 2026-06-07
   days on market $125,000 Active 55 DOM
10. 2026-06-03
    days on market $125,000 Active 51 DOM
11. 2026-06-02
    days on market $125,000 Active 50 DOM
12. 2026-06-01
    days on market $125,000 Active 49 DOM
13. 2026-05-31
    days on market $125,000 Active 48 DOM
14. 2026-04-13
    listed $125,000 Active 624-char remark

    Show marketing remark (624 chars)

    Nestled in the heart of Pontchartrain, this charming cottage offers the perfect blend of comfort and style. With two bedrooms, 1 bath, and an over sized lot, there's plenty of space to relax and unwind. The newly renovated kitchen boasts granite countertops, perfect for preparing delicious meals. Step onto the new vinyl flooring and feel the luxury under your feet. The new water heater ensures a steady supply of hot water, while the walk-in tub and new vanity top in the bathroom add a touch of sophistication. With the added bonus of chickens allowed on the property, you can truly embrace country living at its finest.

15. 2026-04-13
    listed $125,000 Active 624-char remark

    Show marketing remark (624 chars)

    Nestled in the heart of Pontchartrain, this charming cottage offers the perfect blend of comfort and style. With two bedrooms, 1 bath, and an over sized lot, there's plenty of space to relax and unwind. The newly renovated kitchen boasts granite countertops, perfect for preparing delicious meals. Step onto the new vinyl flooring and feel the luxury under your feet. The new water heater ensures a steady supply of hot water, while the walk-in tub and new vanity top in the bathroom add a touch of sophistication. With the added bonus of chickens allowed on the property, you can truly embrace country living at its finest.

16. 2023-09-05
    soldstatus $110,000
17. 2023-09-01
    soldstatus $110,000 Closed
18. 2023-08-04
    historical Active Under Contract
19. 2023-07-29
    status Active
20. 2023-07-24
    historical Active Under Contract
21. 2023-07-19
    price $125,000
22. 2023-07-14
    status Active
23. 2023-06-26
    historical Active Under Contract
24. 2023-06-26
    status Pending
25. 2023-06-02
    listed $125,000
26. 2023-06-02
    listed $135,000 Active
27. 2016-07-06
    soldstatus $64,000
28. 2016-05-25
    soldstatus $64,000 Sold
29. 2016-04-25
    historical Pending Continue to Show
30. 2016-04-05
    listed $67,000 Active
31. 2016-04-03
    listed $67,000

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $786 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 21 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: $17,641
• − Mortgage interest: −$7,002
• − Property taxes: −$786
• − Insurance: −$625
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$3,636
• Taxable income: $2,769
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,995/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

+86.6% since first listed

18 events — show timeline

• 2026-04-13 Listed $125,000 GSREIN
• 2026-04-13 Listed $125,000 AcadianaMLS
• 2023-09-05 Sold (Public Records) $110,000 Public Records
• 2023-09-01 Sold (MLS) $110,000 GSREIN
• 2023-08-04 Contingent — GSREIN
• 2023-07-29 Relisted — GSREIN
• 2023-07-24 Contingent — GSREIN
• 2023-07-19 Price Changed $125,000 GSREIN
• 2023-07-14 Relisted — GSREIN
• 2023-06-26 Contingent — GSREIN
• 2023-06-26 Pending — GSREIN
• 2023-06-02 Listed $135,000 GSREIN
• 2023-06-02 Listed $125,000 AcadianaMLS
• 2016-07-06 Sold (Public Records) $64,000 Public Records
• 2016-05-25 Sold (MLS) $64,000 GSREIN
• 2016-04-25 Contingent — GSREIN
• 2016-04-05 Listed $67,000 GSREIN
• 2016-04-03 Listed $67,000 AcadianaMLS

Property tax history

-2.9%/yr

Latest (2025): $786 · -41.8% YoY. Source: county tax records.