61028 N Pontchartrain Dr · Lacombe, LA 70445

$119,999

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 117 Days on market

Built 1966 Good condition 7,405 sqft lot $118/sqft · 15% below area Est $141k · 15% 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 +29.5/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +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 $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.1% 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.
• Zoned schools: Chahta-Ima Elementary School (math 34% / reading 44%, grade F, #224 of 646 statewide, top 37%, 325 students, 67% FRL); L.P. Monteleone Junior High School (math 48% / reading 69%, grade B, #13 of 218 statewide, top 6%, 422 students, 36% FRL); Lakeshore High School (math 42% / reading 61%, grade D+, #35 of 265 statewide, top 13%, 949 students, 34% FRL).
• Market conditions: 247 active listings in the ZIP; solid renter incomes; 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 $829 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($109k) 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; moderate 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 $109,199 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.24% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $140,541
• List price: $119,999
• Delta: -14.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61071 N 31st St	0.14mi	2/1.0	1,211 (+19%)	7mo	$86,000	$71	63
61150 N Pontchartrain Dr	0.23mi	2/1.0	847 (-16%)	18mo	$88,500	$104	49
26080 E Beech St	0.43mi	3/1.0 (+1)	1,212 (+20%)	4mo	$154,000	$127	47
26315 Sunrise Lake Dr Dr	1.03mi	3/2.0 (+1)	1,080 (+6%)	0mo	$181,835	$168	45
25601 Hwy 190 Hwy	1.10mi	2/1.0	900 (-11%)	2mo	$110,000	$122	44
27060 Pichon Rd	1.01mi	2/1.0	1,088 (+7%)	12mo	$50,000	$46	43
27052 Cloverland Rd	1.02mi	2/1.0	1,190 (+17%)	6mo	$42,000	$35	35
27155 Tag A Long Rd	1.06mi	3/2.0 (+1)	1,150 (+13%)	13mo	$207,000	$180	22

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $7,920
• Equity at exit: $17,892

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $42,052
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $154,900 ($143/sqft)
• Median days on market: 86 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70445

• Home prices YoY: -24.4%
• Active inventory: 247
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $430

Break-even live

Break-even rent $943

Max offer price $119,999

Occupancy floor 66%

Sensitivity live

Price	-10% $498	-5% $464	+0% $430	+5% $396	+10% $362
Rent	-10% $313	-5% $371	+0% $430	+5% $489	+10% $548
Rate	-1.0pp $491	-0.5pp $461	base $430	+0.5pp $399	+1.0pp $367

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Driveway
• Utilities: Water from wellSewer: treatment plant
• Home design: Single-storyEntry level: 1
• Construction: Shingle roofSlab foundationProperty in excellent condition
• Exterior features: Outside city limitsRectangular lotLot dimensions approximately 70 x 112

Interior

• Kitchen: OvenRange
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Granite countersTotal of 5 rooms
• Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $119,999 Active 117 DOM
2. 2026-08-07
   days on market $119,999 Active 116 DOM
3. 2026-08-06
   days on market $119,999 Active 115 DOM
4. 2026-08-05
   days on market $119,999 Active 114 DOM
5. 2026-08-04
   days on market $119,999 Active 113 DOM
6. 2026-08-03
   days on market $119,999 Active 112 DOM
7. 2026-07-31
   days on market $119,999 Active 109 DOM
8. 2026-07-30
   days on market $119,999 Active 107 DOM
9. 2026-07-28
   days on market $119,999 Active 106 DOM
10. 2026-07-26
    days on market $119,999 Active 104 DOM
11. 2026-07-24
    days on market $119,999 Active 102 DOM
12. 2026-07-23
    days on market $119,999 Active 101 DOM
13. 2026-07-22
    days on market $119,999 Active 100 DOM
14. 2026-07-21
    days on market $119,999 Active 99 DOM
15. 2026-07-20
    days on market $119,999 Active 98 DOM
16. 2026-07-18
    days on market $119,999 Active 96 DOM
17. 2026-07-18
    days on market $119,999 Active 95 DOM
18. 2026-07-16
    days on market $119,999 Active 94 DOM
19. 2026-07-15
    days on market $119,999 Active 93 DOM
20. 2026-07-14
    days on market $119,999 Active 92 DOM
21. 2026-07-13
    days on market $119,999 Active 91 DOM
22. 2026-07-13
    days on market $119,999 Active 90 DOM
23. 2026-07-11
    days on market $119,999 Active 89 DOM
24. 2026-07-10
    days on market $119,999 Active 88 DOM
25. 2026-07-09
    days on market $119,999 Active 87 DOM
26. 2026-07-07
    price $119,999 Active 85 DOM
27. 2026-07-07
    days on market $125,000 Active 85 DOM
28. 2026-07-06
    days on market $125,000 Active 84 DOM
29. 2026-07-05
    days on market $125,000 Active 83 DOM
30. 2026-07-03
    days on market $125,000 Active 81 DOM
31. 2026-07-02
    days on market $125,000 Active 80 DOM
32. 2026-07-01
    days on market $125,000 Active 79 DOM
33. 2026-06-30
    days on market $125,000 Active 78 DOM
34. 2026-06-29
    days on market $125,000 Active 77 DOM
35. 2026-06-28
    days on market $125,000 Active 76 DOM
36. 2026-06-27
    days on market $125,000 Active 75 DOM
37. 2026-06-27
    days on market $125,000 Active 74 DOM
38. 2026-06-25
    days on market $125,000 Active 72 DOM
39. 2026-06-22
    days on market $125,000 Active 70 DOM
40. 2026-06-21
    days on market $125,000 Active 69 DOM
41. 2026-06-18
    days on market $125,000 Active 66 DOM
42. 2026-06-17
    days on market $125,000 Active 65 DOM
43. 2026-06-16
    days on market $125,000 Active 64 DOM
44. 2026-06-15
    days on market $125,000 Active 63 DOM
45. 2026-06-13
    days on market $125,000 Active 61 DOM
46. 2026-06-10
    days on market $125,000 Active 58 DOM
47. 2026-06-09
    days on market $125,000 Active 57 DOM
48. 2026-06-08
    days on market $125,000 Active 56 DOM
49. 2026-06-07
    days on market $125,000 Active 55 DOM
50. 2026-06-03
    days on market $125,000 Active 51 DOM

ⓘ 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 5/10 Major
• 🌡 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: $17,846
• − Mortgage interest: −$6,722
• − Property taxes: −$786
• − Insurance: −$600
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,491
• Taxable income: $3,393
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,347/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $5,070–$15,210 screening

This charming cottage is in good condition with recent renovations, offering a comfortable and stylish living space. Simple updates like painting the exterior and landscaping can further enhance its appeal.

Components & finishes AI

Flooring wood Counters granite Appliances stainless steel

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Rental Landscaping and adding some flowers — A well-maintained yard can attract more renters and make the property more appealing. ↑
• Both Adding a small shed or storage unit — This can provide additional storage and improve the overall functionality of the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Chahta-Ima Elementary School F LA #224/646 Nat'l #19,648/41,679 Middle L.p. Monteleone Junior High School B LA #13/218 Nat'l #2,008/14,009 High Lakeshore High School D+ LA #35/265 Nat'l #5,269/17,239

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

C Composite livability gradescore 63/100

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
• County: St. Tammany · 286,725 people
• Metro: Slidell-Mandeville-Covington, LA
• Population (ZIP): 9,421
• Household income: $75,233
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Driveway
• Utilities: Water from wellSewer: treatment plant
• Home design: Single-storyEntry level: 1
• Construction: Shingle roofSlab foundationProperty in excellent condition
• Exterior features: Outside city limitsRectangular lotLot dimensions approximately 70 x 112

Interior

• Kitchen: OvenRange
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Granite countersTotal of 5 rooms
• Laundry & utility: Washer hookupDryer hookup

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.