Carson V K Plan · Covington, LA 70435

$333,990

4 bd · 2.0 ba · 2,123 sqft · SingleFamily · 155 Days on market

Good condition

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Carson V K floor plan by DSLD Homes, a spacious and thoughtfully designed residence that blends comfort, style, and energy efficiency. Offering 2,123 square feet of living space and a total area of 2,847 square feet, this floor plan is ideal for growing families or homeowners seeking room to live, relax, and entertain in a smart, sustainable home. The open floor plan layout creates a welcoming atmosphere, connecting the kitchen, dining, and living areas for a seamless flow that makes everyday living and hosting guests a breeze. With four large bedrooms and two full bathrooms, the Carson V K provides the space and flexibility you need for work, play, and everything in between. At the heart of the home, the kitchen features modern recessed can lighting, a walk-in pantry, and easy access to a stylish boot bench-a functional detail that adds convenience near the home's entry. The living room also includes recessed lighting, offering a warm, well-lit space for relaxing with family or entertaining guests. The luxurious master suite includes a double vanity, a spacious walk-in closet, a tranquil garden tub, and a separate shower, creating a private retreat for homeowners to unwind in style. Additional features such as a covered patio, two-car garage, and siding exterior enhance the home's curb appeal and outdoor usability. As with all DSLD Homes, the Carson V K is built with a commitment to energy efficiency, reducing utility costs and supporting a healthier environ

Key facts

• Stylish boot bench
• Recessed lighting
• Walk-in pantry

Tags

• CARSON V K FLOOR PLAN
• OPEN FLOOR PLAN LAYOUT
• MODERN RECESSED CAN LIGHTING
• WALK-IN PANTRY
• STYLISH BOOT BENCH
• RECESSED LIGHTING

🏗️ New construction. The $333,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $406,631.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $334k).
• Recommended offer: $294k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.9% in Covington — 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 75/100 on livability (#17 in LA, #3,876 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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: 365 active listings in the ZIP; 2 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).
• At $3,382/mo this rent would consume 50% of the median local household income ($81k/yr) (locally 296% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 155 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,911 (12.0% 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 155 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $406,631
• List price: $333,990
• Delta: -17.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13208 Riverlake Dr	0.25mi	4/2.0	1,984 (-6%)	4mo	$320,000	$161	74
13316 Riverlake Dr	0.38mi	3/2.0 (-1)	2,214 (+4%)	4mo	$340,000	$154	67
14034 S Lakeshore Dr	0.55mi	4/3.0	2,224 (+5%)	6mo	$413,277	$186	57
13603 Riverlake Dr	0.69mi	4/3.5	2,206 (+4%)	2mo	$425,000	$193	54
13394 Riverlake Dr	0.45mi	4/3.0	1,843 (-13%)	3mo	$309,000	$168	51
13462 Riverlake Dr	0.51mi	3/2.5 (-1)	1,830 (-14%)	11mo	$294,000	$161	37
13115 Raehyo Ln	0.70mi	4/2.0	2,292 (+8%)	22mo	$389,000	$170	36

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-74,652
• Equity at exit: $60,630

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-76,145
• Equity at exit: $35,158

Cash invested: $113,857 (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 70435

• Home prices YoY: -27.3%
• Active inventory: 365
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,382 medium
• Mortgage (P&I): −$2,132
• Tax est. 1.5%: −$508 /mo · $6,099/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-138

Break-even live

Break-even rent $3,557

Max offer price $386,611

Occupancy floor 99%

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: $101,658
• Closing costs: $12,199
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,650	$2.15	11d	1	1.47mi
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,950	$2.32	3d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $333,990 Active 155 DOM
2. 2026-06-17
   days on market $333,990 Active 154 DOM
3. 2026-06-16
   days on market $333,990 Active 153 DOM
4. 2026-06-15
   days on market $333,990 Active 152 DOM
5. 2026-06-13
   days on market $333,990 Active 150 DOM
6. 2026-06-10
   days on market $333,990 Active 147 DOM
7. 2026-06-09
   days on market $333,990 Active 146 DOM
8. 2026-06-08
   days on market $333,990 Active 145 DOM
9. 2026-06-07
   days on market $333,990 Active 144 DOM
10. 2026-06-03
    days on market $333,990 Active 140 DOM
11. 2026-06-02
    days on market $333,990 Active 139 DOM
12. 2026-06-01
    days on market $333,990 Active 138 DOM
13. 2026-05-31
    days on market $333,990 Active 137 DOM
14. 2026-01-14
    listed $333,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Discover the Carson V K floor plan by DSLD Homes, a spacious and thoughtfully designed residence that blends comfort, style, and energy efficiency. Offering 2,123 square feet of living space and a total area of 2,847 square feet, this floor plan is ideal for growing families or homeowners seeking room to live, relax, and entertain in a smart, sustainable home. The open floor plan layout creates a welcoming atmosphere, connecting the kitchen, dining, and living areas for a seamless flow that makes everyday living and hosting guests a breeze. With four large bedrooms and two full bathrooms, the Carson V K provides the space and flexibility you need for work, play, and everything in between. At the heart of the home, the kitchen features modern recessed can lighting, a walk-in pantry, and easy access to a stylish boot bench-a functional detail that adds convenience near the home's entry. The living room also includes recessed lighting, offering a warm, well-lit space for relaxing with family or entertaining guests. The luxurious master suite includes a double vanity, a spacious walk-in closet, a tranquil garden tub, and a separate shower, creating a private retreat for homeowners to unwind in style. Additional features such as a covered patio, two-car garage, and siding exterior enhance the home's curb appeal and outdoor usability. As with all DSLD Homes, the Carson V K is built with a commitment to energy efficiency, reducing utility costs and supporting a healthier environ

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,584
• − Mortgage interest: −$22,778
• − Property taxes: −$6,099
• − Insurance: −$2,033
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − Depreciation: −$11,829
• Taxable loss: −$8,649
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $416/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 · 1 photo

Good 75/100 Cosmetic rehab

This Carson V K floor plan by DSLD Homes is in good condition with minimal maintenance needed. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Covington

• Score: 75/100
• State rank: #17
• US rank: #3876

Category grades

Amenities F Commute F Cost of living B+ 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: 64,351
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,475
• Household income: $80,926
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 296.0

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -76.03%
• Current HPI: 202.0458
• Rent YoY: —
• 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

1 event — show timeline

• 2026-01-14 Listed $333,990 Zillow