12470 W Rainey St · Tangipahoa, LA 70465

$80,000

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 14 Days on market

Built 1969 0.29 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming and well-maintained brick home in a convenient location by the interstate, making commuting easy. This 3-bedroom, 1-bath home offers a spacious utility room, a comfortable layout, and a nice backyard. Whether you're a first-time buyer, looking to downsize, or searching for an investment property, this home is a great opportunity.

Key facts

• Brick home
• Nice backyard
• Convenient location

Tags

• BRICK HOME
• CONVENIENT LOCATION
• SPACIOUS UTILITY ROOM
• NICE BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electrical service for window HVAC units
• Home design: Single-story; Brick construction; Entry on slab foundation; Average condition
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Porch; City lot; Rectangular lot; Lot dimensions approximately 100x120x100x131

Interior

• Kitchen: Oven; Range
• Bedrooms: 5 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $80k).

Location & tenants

• Location reads 41/100 on livability (#463 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

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 $80,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.22×
• Total profit: $27,353
• Equity at exit: $35,971

10-year hold

• IRR: 22.5%
• Equity multiple: 4.23×
• Total profit: $72,451
• Equity at exit: $55,436

Cash invested: $22,400 (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 70465

• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$14 /mo · $171/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $279

Break-even live

Break-even rent $591

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $324	-5% $301	+0% $279	+5% $256	+10% $138
Rent	-10% $204	-5% $241	+0% $279	+5% $316	+10% $353
Rate	-1.0pp $319	-0.5pp $299	base $279	+0.5pp $258	+1.0pp $237

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $80,000 Active 14 DOM
2. 2026-06-18
   days on market $80,000 Active 13 DOM
3. 2026-06-17
   days on market $80,000 Active 12 DOM
4. 2026-06-16
   days on market $80,000 Active 11 DOM
5. 2026-06-15
   days on market $80,000 Active 10 DOM
6. 2026-06-14
   days on market $80,000 Active 8 DOM
7. 2026-06-13
   days on market $80,000 Active 7 DOM
8. 2026-06-10
   days on market $80,000 Active 5 DOM
9. 2026-06-09
   days on market $80,000 Active 4 DOM
10. 2026-06-08
    days on market $80,000 Active 3 DOM
11. 2026-06-07
    remarks 340-char remark
12. 2026-06-07
    listed $80,000 Active 2 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: $171 · $14/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$269/yr (+$22/mo · 156.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,330
• − Mortgage interest: −$4,481
• − Property taxes: −$171
• − Insurance: −$400
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,327
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,832/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Tangipahoa

• Score: 41/100
• State rank: #463
• US rank: #27211

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tangipahoa, LA
• City population: 495
• Population (ZIP): 495

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (93%)
• Race & ethnicity: Black 93% White 4% Two or more races 3%
• Common ancestry: Romanian 1%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-05 Listed $80,000 AcadianaMLS
• 2026-06-05 Listed $80,000 GSREIN
• 1991-07-22 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2025): $171 · +0.8% YoY. Source: county tax records.