630 Lapin St · Mandeville, LA 70448

$220,000

3 bd · 2.0 ba · 1,219 sqft · SingleFamily public records · 41 Days on market

Built 1999 $180/sqft · 7% below area Est $239k · 8% under

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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 +17.8/30.0
• ARV discount +11.1/15.0
• DSCR +5.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath Mandeville home is great for first-time buyers or those looking to downsize. Conveniently located with easy access to Hwy 59, I-12, the Causeway, shopping, and restaurants, this home offers comfort, functionality, and a warm, welcoming atmosphere on a tranquil dead-end street. The inviting covered front porch welcomes you into a spacious living area featuring a cozy wood-burning fireplace and an open layout that flows seamlessly into the kitchen and dining area. The kitchen offers granite countertops, ample cabinet space, and a convenient counter area for a coffee bar! Spacious bedrooms provide comfort throughout, while laminate flooring in the main living areas and tile flooring in the kitchen add both style and practicality. Step outside to a covered patio and generous backyard, great for gardening, entertaining, or simply relaxing. The outdoor space also offers plenty of room for storage of tools and equipment. Additional features include ample off-street parking, preferred Flood Zone C for added peace of mind, and a move-in ready interior with opportunities to customize to your personal style. This property combines comfort, convenience, space, and exceptional value for everyday living and entertaining. A must see!

Key facts

• Covered front porch
• Covered patio
• Ample cabinet space

Tags

• COVERED FRONT PORCH
• COZY WOOD-BURNING FIREPLACE
• GRANITE COUNTERTOPS
• AMPLE CABINET SPACE
• COVERED PATIO
• GENEROUS BACKYARD

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces
• Security: Smoke detector(s)
• Utilities: Well water; Sewer to treatment plant; Electric service available
• Home design: Single-story; Vinyl siding; Shingle roof; Slab foundation; Property in very good condition; Outside city limits; Oversized lot (75 x 116)
• Construction: Built with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Cathedral ceilings; High ceilings; Pantry; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (13.1% below list).
• Recommended offer: $191k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.5% in Mandeville — 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 77/100 on livability (#13 in LA, #3,224 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: 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: Rents rising (+1.1%/yr); 260 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 41 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 47% 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 $191,265 (13.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 0.87% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $238,944
• List price: $220,000
• Delta: -7.93%
• 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
625 Nancy St	0.23mi	3/2.0	1,229 (+1%)	7mo	$238,000	$194	82
2407 Mcdonald St	0.19mi	3/2.0	1,285 (+5%)	12mo	$225,000	$175	72
895 Joans St	0.57mi	3/2.0	1,227 (+1%)	2mo	$172,000	$140	71
739 Chevreuil St	0.22mi	3/2.0	1,301 (+7%)	10mo	$232,500	$179	71
653 Beaulieux St	0.12mi	3/2.0	1,331 (+9%)	11mo	$239,500	$180	70
2415 Biron St	0.24mi	3/2.0	1,340 (+10%)	6mo	$224,900	$168	67
2098 Dupre St	0.46mi	3/2.0	1,276 (+5%)	5mo	$245,000	$192	67
820 Joans St	0.56mi	3/2.0	1,282 (+5%)	2mo	$250,000	$195	63
2201 Mcdonald St	0.29mi	3/2.0	1,371 (+12%)	12mo	$203,000	$148	55
2141 Dupre St	0.41mi	3/2.0	1,358 (+11%)	8mo	$197,500	$145	55
825 Fay St	0.28mi	3/2.0	1,371 (+12%)	14mo	$237,500	$173	54
1060 Elmer St	0.73mi	3/2.0	1,313 (+8%)	3mo	$185,000	$141	51

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 · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-27,753
• Equity at exit: $32,803

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-23,986
• Equity at exit: $19,022

Cash invested: $61,600 (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 →

ZIP-level market 70448

• Rents YoY: 1.1%
• Active inventory: 260
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $183

Break-even live

Break-even rent $1,681

Max offer price $220,000

Occupancy floor 85%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2630 Rue Weller Mandeville, LA	3.0	2.0	1288	$2,000	$1.55	23d	1	0.17mi
2440 Biron St Mandeville, LA	3.0	2.0	1250	$1,750	$1.40	3d	1	0.17mi
735 Nancy St Mandeville, LA	3.0	2.0	1250	$1,650	$1.32	43d	1	0.28mi
1010 Elmer St Mandeville, LA	3.0	2.0	1219	$1,600	$1.31	43d	1	0.72mi
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	43d	1	0.77mi
143 Remmy Ct Mandeville, LA	2.0	2.0	1200	$1,600	$1.33	23d	1	1.14mi

Listing history 30 events

1. 2026-06-18
   days on market $220,000 Active 41 DOM
2. 2026-06-17
   days on market $220,000 Active 40 DOM
3. 2026-06-16
   days on market $220,000 Active 39 DOM
4. 2026-06-15
   days on market $220,000 Active 38 DOM
5. 2026-06-13
   days on market $220,000 Active 36 DOM
6. 2026-06-10
   days on market $220,000 Active 33 DOM
7. 2026-06-09
   days on market $220,000 Active 32 DOM
8. 2026-06-08
   pricedays on market $220,000 Active 31 DOM

   Show marketing remark (1265 chars)

   Charming 3-bedroom, 2-bath Mandeville home is great for first-time buyers or those looking to downsize. Conveniently located with easy access to Hwy 59, I-12, the Causeway, shopping, and restaurants, this home offers comfort, functionality, and a warm, welcoming atmosphere on a tranquil dead-end street. The inviting covered front porch welcomes you into a spacious living area featuring a cozy wood-burning fireplace and an open layout that flows seamlessly into the kitchen and dining area. The kitchen offers granite countertops, ample cabinet space, and a convenient counter area for a coffee bar! Spacious bedrooms provide comfort throughout, while laminate flooring in the main living areas and tile flooring in the kitchen add both style and practicality. Step outside to a covered patio and generous backyard, great for gardening, entertaining, or simply relaxing. The outdoor space also offers plenty of room for storage of tools and equipment. Additional features include ample off-street parking, preferred Flood Zone C for added peace of mind, and a move-in ready interior with opportunities to customize to your personal style. This property combines comfort, convenience, space, and exceptional value for everyday living and entertaining. A must see!

9. 2026-06-07
   days on market $245,000 Active 30 DOM
10. 2026-06-03
    days on market $245,000 Active 26 DOM
11. 2026-06-02
    days on market $245,000 Active 25 DOM
12. 2026-06-01
    days on market $245,000 Active 24 DOM
13. 2026-05-31
    days on market $245,000 Active 23 DOM
14. 2026-05-08
    listed $245,000 Active 1265-char remark

    Show marketing remark (1265 chars)

    Charming 3-bedroom, 2-bath Mandeville home is great for first-time buyers or those looking to downsize. Conveniently located with easy access to Hwy 59, I-12, the Causeway, shopping, and restaurants, this home offers comfort, functionality, and a warm, welcoming atmosphere on a tranquil dead-end street. The inviting covered front porch welcomes you into a spacious living area featuring a cozy wood-burning fireplace and an open layout that flows seamlessly into the kitchen and dining area. The kitchen offers granite countertops, ample cabinet space, and a convenient counter area for a coffee bar! Spacious bedrooms provide comfort throughout, while laminate flooring in the main living areas and tile flooring in the kitchen add both style and practicality. Step outside to a covered patio and generous backyard, great for gardening, entertaining, or simply relaxing. The outdoor space also offers plenty of room for storage of tools and equipment. Additional features include ample off-street parking, preferred Flood Zone C for added peace of mind, and a move-in ready interior with opportunities to customize to your personal style. This property combines comfort, convenience, space, and exceptional value for everyday living and entertaining. A must see!

15. 2026-05-08
    listed $245,000 Active 1265-char remark

    Show marketing remark (1265 chars)

    Charming 3-bedroom, 2-bath Mandeville home is great for first-time buyers or those looking to downsize. Conveniently located with easy access to Hwy 59, I-12, the Causeway, shopping, and restaurants, this home offers comfort, functionality, and a warm, welcoming atmosphere on a tranquil dead-end street. The inviting covered front porch welcomes you into a spacious living area featuring a cozy wood-burning fireplace and an open layout that flows seamlessly into the kitchen and dining area. The kitchen offers granite countertops, ample cabinet space, and a convenient counter area for a coffee bar! Spacious bedrooms provide comfort throughout, while laminate flooring in the main living areas and tile flooring in the kitchen add both style and practicality. Step outside to a covered patio and generous backyard, great for gardening, entertaining, or simply relaxing. The outdoor space also offers plenty of room for storage of tools and equipment. Additional features include ample off-street parking, preferred Flood Zone C for added peace of mind, and a move-in ready interior with opportunities to customize to your personal style. This property combines comfort, convenience, space, and exceptional value for everyday living and entertaining. A must see!

16. 2015-09-08
    soldstatus $150,000
17. 2015-09-04
    soldstatus $150,000 Sold

    Show marketing remark (192 chars)

    This cutie pie is a MUST SEE!! Updated gourmet kitchen, updated baths and flooring! Great storage in the backyard!! It is move-in ready. .. .Make your appointment NOW before it's too late!!

18. 2015-07-09
    historical Pending Continue to Show

    Show marketing remark (192 chars)

    This cutie pie is a MUST SEE!! Updated gourmet kitchen, updated baths and flooring! Great storage in the backyard!! It is move-in ready. .. .Make your appointment NOW before it's too late!!

19. 2015-06-30
    price $155,000

    Show marketing remark (192 chars)

    This cutie pie is a MUST SEE!! Updated gourmet kitchen, updated baths and flooring! Great storage in the backyard!! It is move-in ready. .. .Make your appointment NOW before it's too late!!

20. 2015-06-30
    status Active

    Show marketing remark (192 chars)

    This cutie pie is a MUST SEE!! Updated gourmet kitchen, updated baths and flooring! Great storage in the backyard!! It is move-in ready. .. .Make your appointment NOW before it's too late!!

21. 2015-06-05
    historical Pending Continue to Show

    Show marketing remark (192 chars)

    This cutie pie is a MUST SEE!! Updated gourmet kitchen, updated baths and flooring! Great storage in the backyard!! It is move-in ready. .. .Make your appointment NOW before it's too late!!

22. 2015-06-02
    listed $150,000 Active

    Show marketing remark (192 chars)

    This cutie pie is a MUST SEE!! Updated gourmet kitchen, updated baths and flooring! Great storage in the backyard!! It is move-in ready. .. .Make your appointment NOW before it's too late!!

23. 2015-06-01
    listed $155,000
24. 2011-10-31
    soldstatus $131,000
25. 2011-10-28
    soldstatus $131,000
26. 2011-09-17
    listed $135,000
27. 2011-09-17
    listed $135,000
28. 2011-08-14
    listed $135,000
29. 2011-08-14
    listed $135,000
30. 1999-10-06
    soldstatus $89,500

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$217/yr (+$18/mo · 21.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,952
• − Mortgage interest: −$12,323
• − Property taxes: −$993
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$6,400
• Taxable loss: −$1,537
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $2,564/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 — Mandeville

• Score: 77/100
• State rank: #13
• US rank: #3224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Tammany Parish · 228,296 people
• City population: 50,537
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 26,338
• Household income: $95,682
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 320.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 16% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -113.97%
• Current HPI: 179.9084
• Rent YoY: ▲ 1.06%
• Metro: New Orleans-Metairie, LA
• 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

+145.8% since first listed

19 events — show timeline

• 2026-06-08 Price Changed $220,000 AcadianaMLS
• 2026-06-08 Price Changed $220,000 GSREIN
• 2026-05-08 Listed $245,000 GSREIN
• 2026-05-08 Listed $245,000 AcadianaMLS
• 2015-09-08 Sold (Public Records) $150,000 Public Records
• 2015-09-04 Sold (MLS) $150,000 GSREIN
• 2015-07-09 Contingent — GSREIN
• 2015-06-30 Relisted — GSREIN
• 2015-06-30 Price Changed $155,000 GSREIN
• 2015-06-05 Contingent — GSREIN
• 2015-06-02 Listed $150,000 GSREIN
• 2015-06-01 Listed $155,000 AcadianaMLS
• 2011-10-31 Sold (Public Records) $131,000 Public Records
• 2011-10-28 Sold (MLS) $131,000 GSREIN
• 2011-09-17 Listed $135,000 GSREIN
• 2011-09-17 Listed $135,000 AcadianaMLS
• 2011-08-14 Listed $135,000 GSREIN
• 2011-08-14 Listed $135,000 AcadianaMLS
• 1999-10-06 Sold (Public Records) $89,500 Public Records

Property tax history

-4.9%/yr

Latest (2025): $993 · -3.5% YoY. Source: county tax records.