25567 W Sycamore St · Lacombe, LA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,269 – $2,357
Heat risk 10/10 · Severe
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +5.0/10.0
- Livability +3.2/5.0
- Rent growth +2.5/5.0
- Condition / age +1.0/5.0
- Appreciation +0.0/10.0
$115,000
25567 W Sycamore St · Lacombe, LA 70445
4 bd · 2.5 ba · 1,659 sqft · SingleFamily
public records
· 54 Days on market
Built 2004
40 ac lot
$69/sqft
· 48% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Investors Special... Custom Built Cottage Home needing TLC and waiting for a New Homeowner! 4 Bedrooms, 2.5 Bathrooms, and a Bonus room that could be converted to a 5th Bedroom. Two waters heaters; the 25 Gallon was just installed in 2023. Septic System Pumped and New Aerator in 2023. The property sits on .40 acres with Beautiful Trees sitting off to the side. There's plenty of room to the right of the home to build another home or expand this home. Cash or Renovation Loan; will not go FHA, VA, or RD.
Key facts
- New aerator
- Bonus room
- Septic system pumped
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $115k. Condition is rated poor.
Deal economics
- At list price, monthly cash flow is $576 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $115k).
- Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
- Cap rate 12.3% 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; 1 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 54 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts 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 $19k; list at $115k implies a 499% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$111,550
(3.0% below list)
Questions for the listing agent
- It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.52% ✓
- Cap rate
- 12.30%
- Cash-on-cash
- 21.46%
- DSCR
- 1.96
- GRM
- 5.5
CMA / ARV
- ARV (median comp)
- $267,405
- List price
- $115,000
- Delta
- -51.38%
- 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 |
|---|---|---|---|---|---|---|---|
| 25512 W Spruce St | 0.14mi | 3/2.0 (-1) | 1,800 (+8%) | 12mo | $145,000 | $81 | 62 |
| 61259 N Pontchartrain Dr | 0.29mi | 4/2.0 | 1,951 (+18%) | 2mo | $215,000 | $110 | 58 |
| 444 Autumn Haven Cir | 0.27mi | 3/2.0 (-1) | 1,863 (+12%) | 8mo | $260,000 | $140 | 53 |
| 26377 Heltemes Ln | 0.99mi | 3/2.0 (-1) | 1,369 (-18%) | 1mo | $226,000 | $165 | 32 |
| 26334 E Elm St | 0.89mi | 3/2.0 (-1) | 1,520 (-8%) | 16mo | $77,000 | $51 | 30 |
| 62173 Crescent Dr | 0.89mi | 3/2.0 (-1) | 1,350 (-19%) | 11mo | $195,500 | $145 | 24 |
| 62134 Serenity Cir | 0.84mi | 3/2.0 (-1) | 1,500 (-10%) | 23mo | $270,000 | $180 | 23 |
| 26377 Heltemes Ln | 0.99mi | 3/2.0 (-1) | 1,331 (-20%) | 24mo | $190,000 | $143 | 13 |
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
- 14.0%
- Equity multiple
- 1.56×
- Total profit
- $18,081
- Equity at exit
- $17,147
10-year hold
- IRR
- 22.8%
- Equity multiple
- 2.96×
- Total profit
- $63,116
- Equity at exit
- $9,943
Cash invested: $32,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active · 3 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $242,490 ($170/sqft)
- Median days on market
- 330 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -5.1% 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
- 5.5×
Monthly cashflow live
↻
- Estimated rent
- $1,750 medium interval (Pro) →
- Mortgage (P&I)
- −$603
- Tax from tax record
- −$156 /mo · $1,867/yr
- Insurance
- −$48
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$368
- Net cashflow
- $576
Break-even live
Break-even rent
$1,021
Max offer price
$115,000
Occupancy floor
62%
Sensitivity live
| Price | -10% $641 | -5% $608 | +0% $576 | +5% $543 | +10% $511 |
|---|---|---|---|---|---|
| Rent | -10% $438 | -5% $507 | +0% $576 | +5% $645 | +10% $714 |
| Rate | -1.0pp $634 | -0.5pp $605 | base $576 | +0.5pp $546 | +1.0pp $516 |
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
- $28,750
- Closing costs
- $3,450
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 1 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 26084 Pichon Rd Lacombe, LA | 3.0 | 3.0 | 1717 | $1,750 | $1.02 | 28d | 1 | 0.61mi |
Property features AI
Finance
- Other
- Listing maintained by Compass Slidell
- Financial info
- Financial details not provided
- HOA & community
- HOA details not provided
Exterior
- Parking
- DrivewayThree or more parking spaces
- Security
- Security details not provided
- Utilities
- Public waterSeptic tank for sewer
- Home design
- Single-story home
- Construction
- HardiPlank-type sidingShingle roofRaised foundationBuilt on a 40-acre parcel
- Exterior features
- Outside city limitsOversized lotLot dimensions approximately 140 x 123
Interior
- Kitchen
- Kitchen details not provided
- Bedrooms
- Information on bedrooms not provided
- Flooring
- Flooring details not provided
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Average conditionTotal of 8 rooms
- Laundry & utility
- Laundry details not provided
Listing history 50 events
-
2026-08-08days on market $115,000 Active 54 DOM
-
2026-08-07days on market $115,000 Active 53 DOM
-
2026-08-06days on market $115,000 Active 52 DOM
-
2026-08-05days on market $115,000 Active 51 DOM
-
2026-08-04days on market $115,000 Active 50 DOM
-
2026-08-03days on market $115,000 Active 49 DOM
-
2026-07-31days on market $115,000 Active 46 DOM
-
2026-07-30days on market $115,000 Active 45 DOM
-
2026-07-30days on market $115,000 Active 44 DOM
-
2026-07-28days on market $115,000 Active 43 DOM
-
2026-07-26days on market $115,000 Active 41 DOM
-
2026-07-24days on market $115,000 Active 39 DOM
-
2026-07-23days on market $115,000 Active 38 DOM
-
2026-07-22days on market $115,000 Active 37 DOM
-
2026-07-21days on market $115,000 Active 36 DOM
-
2026-07-20days on market $115,000 Active 35 DOM
-
2026-07-18days on market $115,000 Active 33 DOM
-
2026-07-18days on market $115,000 Active 32 DOM
-
2026-07-16days on market $115,000 Active 31 DOM
-
2026-07-15days on market $115,000 Active 30 DOM
-
2026-07-14days on market $115,000 Active 29 DOM
-
2026-07-13days on market $115,000 Active 28 DOM
-
2026-07-13days on market $115,000 Active 27 DOM
-
2026-07-11days on market $115,000 Active 26 DOM
-
2026-07-10days on market $115,000 Active 25 DOM
-
2026-07-09days on market $115,000 Active 24 DOM
-
2026-07-07days on market $115,000 Active 22 DOM
-
2026-07-06days on market $115,000 Active 21 DOM
-
2026-07-05days on market $115,000 Active 20 DOM
-
2026-07-03days on market $115,000 Active 18 DOM
-
2026-07-02days on market $115,000 Active 17 DOM
-
2026-07-01days on market $115,000 Active 16 DOM
-
2026-06-30days on market $115,000 Active 15 DOM
-
2026-06-29days on market $115,000 Active 14 DOM
-
2026-06-28days on market $115,000 Active 13 DOM
-
2026-06-27days on market $115,000 Active 12 DOM
-
2026-06-27days on market $115,000 Active 11 DOM
-
2026-06-25days on market $115,000 Active 9 DOM
-
2026-06-22days on market $115,000 Active 7 DOM
-
2026-06-21days on market $115,000 Active 6 DOM
-
2026-06-18days on market $115,000 Active 3 DOM
-
2026-06-17days on market $115,000 Active 2 DOM
-
2026-06-15pricedays on market $115,000 Active 1 DOM
Show marketing remark (506 chars)
Investors Special... Custom Built Cottage Home needing TLC and waiting for a New Homeowner! 4 Bedrooms, 2.5 Bathrooms, and a Bonus room that could be converted to a 5th Bedroom. Two waters heaters; the 25 Gallon was just installed in 2023. Septic System Pumped and New Aerator in 2023. The property sits on .40 acres with Beautiful Trees sitting off to the side. There's plenty of room to the right of the home to build another home or expand this home. Cash or Renovation Loan; will not go FHA, VA, or RD.
-
2026-06-15days on market $130,000 Active 32 DOM
Show marketing remark (506 chars)
Investors Special... Custom Built Cottage Home needing TLC and waiting for a New Homeowner! 4 Bedrooms, 2.5 Bathrooms, and a Bonus room that could be converted to a 5th Bedroom. Two waters heaters; the 25 Gallon was just installed in 2023. Septic System Pumped and New Aerator in 2023. The property sits on .40 acres with Beautiful Trees sitting off to the side. There's plenty of room to the right of the home to build another home or expand this home. Cash or Renovation Loan; will not go FHA, VA, or RD.
-
2026-06-13days on market $130,000 Active 30 DOM
-
2026-06-10days on market $130,000 Active 27 DOM
-
2026-06-09days on market $130,000 Active 26 DOM
-
2026-06-08days on market $130,000 Active 25 DOM
-
2026-06-07days on market $130,000 Active 24 DOM
-
2026-06-03days on market $130,000 Active 20 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
- $1,867 · $156/mo
- Projected year-2 tax
- $1,867 · $156/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 4/10 Moderate
- Heat 10/10 Extreme 7 d/yr ≥109°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,000
- − Mortgage interest
- −$6,442
- − Property taxes
- −$1,867
- − Insurance
- −$575
- − Repairs & maintenance
- −$1,680
- − Management
- −$1,680
- − Depreciation
- −$3,345
- Taxable income
- $5,411
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,299
- After-tax cash flow
- $5,613/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 · 9 photos
20/100
Extensive rehab
Est. rehab $82,950–$149,310 screening
This property requires extensive renovations, including painting, updating the exterior, and replacing worn-out flooring and fixtures. Improvements will significantly enhance its resale and rental value.
Deferred maintenance Est. $60,000–$180,000 screening
- Major Roof (roof) — No roof visible in photos
- Major Windows (windows) — No windows visible in photos
- Major Electrical (electrical) — No electrical panel visible in photos
- Major Plumbing (plumbing) — No plumbing fixtures visible in photos
- Major Exterior (exterior) — No exterior walls visible in photos
- Major Other — No other components visible in photos
Repairs flagged
- Major Kitchen flooring — Severe wear and tear on the tiled floor.
- Major Bathroom paint — Bright, dated colors with visible wear.
- Major Exterior siding — Weathered appearance.
- Major Hardwood floors — Significant wear and tear.
- Major Painted walls — Peeling and uneven application.
- Major Windows — Old and may need replacement or caulking.
Value-add opportunities
- Resale Painting and updating the exterior siding — Fresh paint and siding can significantly improve curb appeal and resale value. ↑
- Resale Replacing the kitchen flooring — New flooring will enhance the kitchen's appearance and functionality. ↑
- Resale Updating the bathrooms with new fixtures and paint — Fresh paint and new fixtures will make the bathrooms more appealing and functional. ↑
- Both Landscaping and lawn maintenance — A well-maintained yard can improve both resale and rental value. ↑
ⓘ Rehab cost is a screening estimate — Extensive 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
- Severe rent burden
- 13% of renters
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
+499.0% since first listed4 events — show timeline
- 2026-06-15 Listed $115,000 AcadianaMLS
- 2026-06-15 Listed $115,000 GSREIN
- 2026-05-14 Listed $130,000 AcadianaMLS
- 1999-08-02 Sold (Public Records) $19,200 Public Records
Property tax history
-0.7%/yrLatest (2025): $1,867 · -3.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…