26017 E Birch St · Lacombe, LA 70445

$156,000

3 bd · 2.5 ba · 1,698 sqft · SingleFamily public records · 76 Days on market

Built 1985 $92/sqft · 18% below area Est $190k · 18% under ↓ 2% since listing

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• 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

Investor special in Lacombe with strong potential. This 3 bed, 2 bath brick home offers a solid structure and functional layout ready for renovation or rental income. Spacious living areas and a durable brick exterior make this a great candidate for a value add project. Perfect for investors, flippers, or buyers looking to create equity with updates. Located in a convenient Lacombe location with easy access to Slidell, Mandeville, and I 12. Bring your vision and unlock the possibilities.

Key facts

• Brick home
• Easy access to i 12
• 2 parking spots

Tags

• BRICK HOME
• DURABLE BRICK EXTERIOR
• CONVENIENT LACOMBE LOCATION
• EASY ACCESS TO SLIDELL
• EASY ACCESS TO MANDEVILLE
• EASY ACCESS TO I 12

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $147k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 76 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $146,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.10% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (median comp): $190,444
• List price: $156,000
• Delta: -18.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61259 N Pontchartrain Dr	0.08mi	4/2.0 (+1)	1,951 (+15%)	0mo	$215,000	$110	64
444 Autumn Haven Cir	0.40mi	3/2.0	1,863 (+10%)	7mo	$260,000	$140	58
25512 W Spruce St	0.51mi	3/2.0	1,800 (+6%)	10mo	$145,000	$81	56
62134 Serenity Cir	0.48mi	3/2.0	1,500 (-12%)	21mo	$270,000	$180	38
26334 E Elm St	0.64mi	3/2.0	1,520 (-10%)	15mo	$77,000	$51	38

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,205
• Equity at exit: $23,260

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $12,802
• Equity at exit: $13,488

Cash invested: $43,680 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$223 /mo · $2,674/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $252

Break-even live

Break-even rent $1,400

Max offer price $156,000

Occupancy floor 80%

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $156,000 Active 76 DOM
2. 2026-06-17
   days on market $156,000 Active 75 DOM
3. 2026-06-16
   days on market $156,000 Active 74 DOM
4. 2026-06-15
   days on market $156,000 Active 73 DOM
5. 2026-06-13
   days on market $156,000 Active 71 DOM
6. 2026-06-10
   days on market $156,000 Active 68 DOM
7. 2026-06-09
   days on market $156,000 Active 67 DOM
8. 2026-06-08
   days on market $156,000 Active 66 DOM
9. 2026-06-07
   days on market $156,000 Active 65 DOM
10. 2026-06-03
    days on market $156,000 Active 61 DOM
11. 2026-06-02
    days on market $156,000 Active 60 DOM
12. 2026-06-01
    days on market $156,000 Active 59 DOM
13. 2026-05-31
    days on market $156,000 Active 58 DOM
14. 2026-04-03
    listed $156,000 Active 492-char remark

    Show marketing remark (492 chars)

    Investor special in Lacombe with strong potential. This 3 bed, 2 bath brick home offers a solid structure and functional layout ready for renovation or rental income. Spacious living areas and a durable brick exterior make this a great candidate for a value add project. Perfect for investors, flippers, or buyers looking to create equity with updates. Located in a convenient Lacombe location with easy access to Slidell, Mandeville, and I 12. Bring your vision and unlock the possibilities.

15. 2026-04-03
    listed $156,000 Active 492-char remark

    Show marketing remark (492 chars)

    Investor special in Lacombe with strong potential. This 3 bed, 2 bath brick home offers a solid structure and functional layout ready for renovation or rental income. Spacious living areas and a durable brick exterior make this a great candidate for a value add project. Perfect for investors, flippers, or buyers looking to create equity with updates. Located in a convenient Lacombe location with easy access to Slidell, Mandeville, and I 12. Bring your vision and unlock the possibilities.

16. 2018-10-08
    soldstatus $147,000
17. 2018-10-05
    soldstatus $147,000 Sold
18. 2018-08-28
    status Under Contract
19. 2018-08-06
    price $148,500
20. 2018-07-23
    status Active
21. 2018-07-19
    historical Pending Continue to Show
22. 2018-06-19
    status Active
23. 2018-06-09
    historical Pending Continue to Show
24. 2018-03-22
    status Active
25. 2018-03-12
    historical Pending Continue to Show
26. 2018-02-21
    listed $150,000 Active
27. 2018-02-21
    listed $148,500
28. 2015-06-22
    soldstatus $141,000
29. 2015-06-19
    soldstatus $141,000 Sold
30. 2015-05-13
    listed Pending Continue to Show
31. 2014-12-29
    listed $149,900
32. 2012-11-06
    listed $154,500
33. 2012-11-06
    listed $154,500
34. 2007-04-11
    soldstatus $140,000
35. 2007-04-09
    soldstatus $140,000
36. 2006-12-17
    listed $160,000
37. 2006-12-17
    listed $160,000

ⓘ 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: $2,674 · $223/mo
• Projected year-2 tax: $2,674 · $223/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $20,622
• − Mortgage interest: −$8,738
• − Property taxes: −$2,674
• − Insurance: −$780
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,538
• Taxable income: $592
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,878/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

-2.5% since first listed

24 events — show timeline

• 2026-04-03 Listed $156,000 GSREIN
• 2026-04-03 Listed $156,000 AcadianaMLS
• 2018-10-08 Sold (Public Records) $147,000 Public Records
• 2018-10-05 Sold (MLS) $147,000 GSREIN
• 2018-08-28 Pending — GSREIN
• 2018-08-06 Price Changed $148,500 GSREIN
• 2018-07-23 Relisted — GSREIN
• 2018-07-19 Contingent — GSREIN
• 2018-06-19 Relisted — GSREIN
• 2018-06-09 Contingent — GSREIN
• 2018-03-22 Relisted — GSREIN
• 2018-03-12 Contingent — GSREIN
• 2018-02-21 Listed $148,500 AcadianaMLS
• 2018-02-21 Listed $150,000 GSREIN
• 2015-06-22 Sold (Public Records) $141,000 Public Records
• 2015-06-19 Sold (MLS) $141,000 GSREIN
• 2015-05-13 Listed — GSREIN
• 2014-12-29 Listed $149,900 AcadianaMLS
• 2012-11-06 Listed $154,500 GSREIN
• 2012-11-06 Listed $154,500 AcadianaMLS
• 2007-04-11 Sold (Public Records) $140,000 Public Records
• 2007-04-09 Sold (MLS) $140,000 GSREIN
• 2006-12-17 Listed $160,000 AcadianaMLS
• 2006-12-17 Listed $160,000 GSREIN

Property tax history

+0.1%/yr

Latest (2025): $2,674 · +56.8% YoY. Source: county tax records.