60487 Coral St · Lacombe, LA 70445

$218,000

3 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 75 Days on market

Built 2020 0.25 ac lot $160/sqft · at area comps Est $235k · 7% under

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +10.8/15.0
• Schools +4.3/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

Key facts

• Front covered porch
• Split floor plan
• Large island

Tags

• CORNER LOT
• SPLIT FLOOR PLAN
• VAULTED CEILINGS
• RECESSED LIGHTING
• LARGE ISLAND
• FRONT COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-53 ($-636/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.4% below list).
• Recommended offer: $174k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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: 224 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $2k of loan paydown is wiped out by about $7k 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 75 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 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 $186k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $173,503 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $235,160
• List price: $218,000
• Delta: -7.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61113 Jade St	0.09mi	3/2.0	1,420 (+4%)	10mo	$229,900	$162	80
60420 Aqua St	0.16mi	3/2.0	1,400 (+3%)	11mo	$241,400	$172	79
61064 N Mill Rd	0.35mi	3/2.0	1,400 (+3%)	3mo	$253,000	$181	77
61058 N Mill Rd	0.35mi	3/2.0	1,417 (+4%)	1mo	$256,000	$181	76
30143 Highway 190 Hwy	0.43mi	3/2.0	1,363 (+0%)	9mo	$157,000	$115	73
61192 N Mill Rd	0.20mi	4/2.0 (+1)	1,265 (-7%)	3mo	$115,000	$91	72
60486 Dresden Dr	0.20mi	3/2.0	1,556 (+14%)	5mo	$232,000	$149	63
60465 Sapphire St	0.19mi	3/2.0	1,160 (-15%)	6mo	$192,000	$166	61
30136 East St	0.29mi	3/2.0	1,503 (+10%)	11mo	$240,000	$160	60
61267 Forest Dr	0.50mi	3/2.0	1,443 (+6%)	11mo	$237,000	$164	58
29217 Tupelo Dr	0.61mi	3/2.0	1,520 (+12%)	11mo	$225,000	$148	43
29203 Elm Dr	0.67mi	3/2.0	1,177 (-14%)	9mo	$220,000	$187	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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-38,724
• Equity at exit: $32,505

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-38,165
• Equity at exit: $18,849

Cash invested: $61,040 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-53

Break-even live

Break-even rent $1,802

Max offer price $208,642

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $9	+0% $-53	+5% $-115	+10% $-176
Rent	-10% $-190	-5% $-122	+0% $-53	+5% $16	+10% $84
Rate	-1.0pp $57	-0.5pp $2	base $-53	+0.5pp $-109	+1.0pp $-167

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61138 Jade St Lacombe, LA	3.0	2.0	1500	$1,700	$1.13	45d	1	0.10mi
60407 Vermillion Dr Slidell, LA	3.0	2.0	1460	$1,700	$1.16	45d	1	0.12mi
60399 Vermillon Dr Lacombe, LA	3.0	2.0	1401	$1,850	$1.32	45d	1	0.14mi
60309 W Spruce Ln Lacombe, LA	3.0	2.0	1170	$1,450	$1.24	23d	1	1.02mi

Listing history 27 events

1. 2026-06-21
   days on market $218,000 Active 75 DOM
2. 2026-06-18
   days on market $218,000 Active 72 DOM
3. 2026-06-17
   days on market $218,000 Active 71 DOM
4. 2026-06-16
   days on market $218,000 Active 70 DOM
5. 2026-06-15
   days on market $218,000 Active 69 DOM
6. 2026-06-13
   days on market $218,000 Active 67 DOM
7. 2026-06-10
   days on market $218,000 Active 64 DOM
8. 2026-06-09
   days on market $218,000 Active 63 DOM
9. 2026-06-08
   days on market $218,000 Active 62 DOM
10. 2026-06-07
    days on market $218,000 Active 61 DOM
11. 2026-06-03
    days on market $218,000 Active 57 DOM
12. 2026-06-02
    days on market $218,000 Active 56 DOM
13. 2026-06-01
    days on market $218,000 Active 55 DOM
14. 2026-05-31
    days on market $218,000 Active 54 DOM
15. 2026-05-13
    price $218,000 484-char remark

    Show marketing remark (484 chars)

    MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

16. 2026-05-13
    price $218,000 484-char remark

    Show marketing remark (484 chars)

    MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

17. 2026-04-27
    price $220,000 484-char remark

    Show marketing remark (484 chars)

    MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

18. 2026-04-27
    price $220,000 484-char remark

    Show marketing remark (484 chars)

    MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

19. 2026-04-07
    listed $225,000 Active 484-char remark

    Show marketing remark (484 chars)

    MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

20. 2026-04-07
    listed $225,000 Active 484-char remark

    Show marketing remark (484 chars)

    MOVE-IN READY! Modern three bedroom, two bath home located in a quiet Lacombe neighborhood on a corner lot. Built in 2020, split floor plan, vaulted ceilings, recessed lighting throughout, large island in kitchen equipped dishwasher, stove and microwave and a spacious laundry room. This home also features a front covered porch and a back deck. Home is tenant occupied, available 5/31. Get pre-approved today, credit score as low as 580!! 985.551.0546. Schedule a private tour today!

21. 2025-09-13
    historical $1,700
22. 2025-09-04
    listed $1,700
23. 2025-07-21
    price $225,000
24. 2025-07-21
    price $225,000
25. 2025-05-21
    listed $230,000 Active
26. 2025-05-21
    listed $230,000 Active
27. 2022-03-08
    soldstatus $186,000

ⓘ 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/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 4/10 Moderate 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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

Taxation est. · year 1

• Rental income: $20,820
• − Mortgage interest: −$12,211
• − Property taxes: −$2,275
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,342
• Taxable loss: −$4,429
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $427/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

+17.2% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $218,000 AcadianaMLS
• 2026-05-13 Price Changed $218,000 GBRMLS
• 2026-04-27 Price Changed $220,000 AcadianaMLS
• 2026-04-27 Price Changed $220,000 GBRMLS
• 2026-04-07 Listed $225,000 GBRMLS
• 2026-04-07 Listed $225,000 AcadianaMLS
• 2025-09-13 Rental Removed $1,700 GBRMLS
• 2025-09-04 Listed for Rent $1,700 GBRMLS
• 2025-07-21 Price Changed $225,000 AcadianaMLS
• 2025-07-21 Price Changed $225,000 GBRMLS
• 2025-05-21 Listed $230,000 GBRMLS
• 2025-05-21 Listed $230,000 AcadianaMLS
• 2022-03-08 Sold (Public Records) $186,000 Public Records

Property tax history

+91.9%/yr

Latest (2025): $2,275 · -3.9% YoY. Source: county tax records.