66112 Hickory St · Mandeville, LA 70448

$279,000

4 bd · 3.0 ba · 1,550 sqft · SingleFamily public records · 79 Days on market

Built 1993 $180/sqft · at area comps Est $271k · at est.

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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 +15.6/30.0
• ARV discount +6.1/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**FEATURES TWO PRIMARY SUITES- including one on the 1st floor, designed for added flexibility and functionality! With 4 bedrooms and 3 full baths, this property offers a standout layout paired with modern finishes throughout. The interior features no carpet, exposed wood beams, and an accent wall in the living room. Gold-toned finishes add a warm, modern contrast throughout. The kitchen is equipped with quartz countertops, a farmhouse sink, and stainless steel appliances that remain. A separate laundry area is tucked behind a sliding farmhouse-style door. All window coverings remain. Upstairs you will find the second Primary Suite and ensuite bath along with two additional bedrooms and a full bath, creating a well-designed, versatile layout. Situated on a quiet street w/ no HOA fees. Located in Flood Zone C, (not in a special flood hazard area, buyer to verify)

Key facts

• 3 parking spots
• Built 1993
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $230k (17.4% below list).
• Recommended offer: $230k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago 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; 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 $230,419 (17.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $270,616
• List price: $279,000
• Delta: 3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66057 Oak St	0.11mi	3/2.0 (-1)	1,552 (+0%)	1mo	$290,000	$187	85
66104 Cypress St	0.07mi	3/2.0 (-1)	1,378 (-11%)	0mo	$225,000	$163	69
66132 Cypress St	0.10mi	3/2.0 (-1)	1,373 (-11%)	0mo	$254,000	$185	67
23396 Oscar St	0.62mi	3/2.0 (-1)	1,432 (-8%)	4mo	$338,000	$236	46
65455 Mulberry St	0.54mi	4/2.0	1,685 (+9%)	16mo	$358,000	$212	43

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-42,297
• Equity at exit: $41,600

10-year hold

• IRR: -10.3%
• Equity multiple: 0.42×
• Total profit: $-45,099
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $117

Break-even live

Break-even rent $2,157

Max offer price $279,000

Occupancy floor 90%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	44d	1	1.19mi
2058 Olvey Dr Mandeville, LA	4.0	2.0	2105	$2,575	$1.22	21d	1	1.32mi

Listing history 43 events

1. 2026-06-18
   days on market $279,000 Active 79 DOM
2. 2026-06-17
   days on market $279,000 Active 78 DOM
3. 2026-06-16
   days on market $279,000 Active 77 DOM
4. 2026-06-15
   days on market $279,000 Active 76 DOM
5. 2026-06-13
   days on market $279,000 Active 74 DOM
6. 2026-06-10
   days on market $279,000 Active 71 DOM
7. 2026-06-09
   days on market $279,000 Active 70 DOM
8. 2026-06-08
   days on market $279,000 Active 69 DOM
9. 2026-06-07
   days on market $279,000 Active 68 DOM
10. 2026-06-03
    days on market $279,000 Active 64 DOM
11. 2026-06-02
    days on market $279,000 Active 63 DOM
12. 2026-06-01
    days on market $279,000 Active 62 DOM
13. 2026-05-31
    days on market $279,000 Active 61 DOM
14. 2026-04-22
    price $279,000 873-char remark

    Show marketing remark (877 chars)

    * * FEATURES TWO PRIMARY SUITES- including one on the 1st floor, designed for added flexibility and functionality! With 4 bedrooms and 3 full baths, this property offers a standout layout paired with modern finishes throughout. The interior features no carpet, exposed wood beams, and an accent wall in the living room. Gold-toned finishes add a warm, modern contrast throughout. The kitchen is equipped with quartz countertops, a farmhouse sink, and stainless steel appliances that remain. A separate laundry area is tucked behind a sliding farmhouse-style door. All window coverings remain. Upstairs you will find the second Primary Suite and ensuite bath along with two additional bedrooms and a full bath, creating a well-designed, versatile layout. Situated on a quiet street w/ no HOA fees. Located in Flood Zone C, (not in a special flood hazard area, buyer to verify)

15. 2026-04-22
    price $279,000 877-char remark

    Show marketing remark (877 chars)

    * * FEATURES TWO PRIMARY SUITES- including one on the 1st floor, designed for added flexibility and functionality! With 4 bedrooms and 3 full baths, this property offers a standout layout paired with modern finishes throughout. The interior features no carpet, exposed wood beams, and an accent wall in the living room. Gold-toned finishes add a warm, modern contrast throughout. The kitchen is equipped with quartz countertops, a farmhouse sink, and stainless steel appliances that remain. A separate laundry area is tucked behind a sliding farmhouse-style door. All window coverings remain. Upstairs you will find the second Primary Suite and ensuite bath along with two additional bedrooms and a full bath, creating a well-designed, versatile layout. Situated on a quiet street w/ no HOA fees. Located in Flood Zone C, (not in a special flood hazard area, buyer to verify)

16. 2026-03-31
    listed $289,900 Active 873-char remark

    Show marketing remark (877 chars)

    * * FEATURES TWO PRIMARY SUITES- including one on the 1st floor, designed for added flexibility and functionality! With 4 bedrooms and 3 full baths, this property offers a standout layout paired with modern finishes throughout. The interior features no carpet, exposed wood beams, and an accent wall in the living room. Gold-toned finishes add a warm, modern contrast throughout. The kitchen is equipped with quartz countertops, a farmhouse sink, and stainless steel appliances that remain. A separate laundry area is tucked behind a sliding farmhouse-style door. All window coverings remain. Upstairs you will find the second Primary Suite and ensuite bath along with two additional bedrooms and a full bath, creating a well-designed, versatile layout. Situated on a quiet street w/ no HOA fees. Located in Flood Zone C, (not in a special flood hazard area, buyer to verify)

17. 2026-03-31
    listed $289,900 Active 877-char remark

    Show marketing remark (877 chars)

    * * FEATURES TWO PRIMARY SUITES- including one on the 1st floor, designed for added flexibility and functionality! With 4 bedrooms and 3 full baths, this property offers a standout layout paired with modern finishes throughout. The interior features no carpet, exposed wood beams, and an accent wall in the living room. Gold-toned finishes add a warm, modern contrast throughout. The kitchen is equipped with quartz countertops, a farmhouse sink, and stainless steel appliances that remain. A separate laundry area is tucked behind a sliding farmhouse-style door. All window coverings remain. Upstairs you will find the second Primary Suite and ensuite bath along with two additional bedrooms and a full bath, creating a well-designed, versatile layout. Situated on a quiet street w/ no HOA fees. Located in Flood Zone C, (not in a special flood hazard area, buyer to verify)

18. 2025-08-20
    historical $2,300
19. 2025-07-28
    price $2,300
20. 2025-07-28
    price $277,000
21. 2025-07-28
    price $277,000
22. 2025-07-10
    listed $2,400
23. 2025-05-18
    price $282,000
24. 2025-05-18
    price $282,000
25. 2025-04-13
    price $287,000
26. 2025-04-13
    price $287,000
27. 2025-03-29
    listed $295,000 Active
28. 2022-06-27
    soldstatus $275,000
29. 2022-06-23
    soldstatus $275,000 Closed
30. 2022-05-11
    status Pending
31. 2022-05-06
    listed $275,000
32. 2022-05-06
    listed $275,000 Active
33. 2022-01-03
    soldstatus $149,000
34. 2020-12-14
    soldstatus $135,000
35. 2013-11-13
    soldstatus $95,000
36. 2013-06-29
    listed $101,200
37. 2013-06-29
    listed $101,200
38. 2008-10-17
    soldstatus $124,000
39. 2006-10-31
    soldstatus $125,051
40. 2006-09-26
    soldstatus $124,000
41. 2006-09-22
    soldstatus $124,000
42. 2006-07-08
    listed $131,750
43. 2006-07-08
    listed $131,750

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$43/yr (+$4/mo · 2.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $27,650
• − Mortgage interest: −$15,628
• − Property taxes: −$1,492
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$8,116
• Taxable loss: −$3,405
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $2,217/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

+111.8% since first listed

30 events — show timeline

• 2026-04-22 Price Changed $279,000 AcadianaMLS
• 2026-04-22 Price Changed $279,000 GSREIN
• 2026-03-31 Listed $289,900 GSREIN
• 2026-03-31 Listed $289,900 AcadianaMLS
• 2025-08-20 Rental Removed $2,300 GSREIN
• 2025-07-28 Price Changed $2,300 GSREIN
• 2025-07-28 Price Changed $277,000 AcadianaMLS
• 2025-07-28 Price Changed $277,000 GSREIN
• 2025-07-10 Listed for Rent $2,400 GSREIN
• 2025-05-18 Price Changed $282,000 AcadianaMLS
• 2025-05-18 Price Changed $282,000 GSREIN
• 2025-04-13 Price Changed $287,000 AcadianaMLS
• 2025-04-13 Price Changed $287,000 GSREIN
• 2025-03-29 Listed $295,000 AcadianaMLS
• 2022-06-27 Sold (Public Records) $275,000 Public Records
• 2022-06-23 Sold (MLS) $275,000 GSREIN
• 2022-05-11 Pending — GSREIN
• 2022-05-06 Listed $275,000 GSREIN
• 2022-05-06 Listed $275,000 AcadianaMLS
• 2022-01-03 Sold (Public Records) $149,000 Public Records
• 2020-12-14 Sold (Public Records) $135,000 Public Records
• 2013-11-13 Sold (MLS) $95,000 GSREIN
• 2013-06-29 Listed $101,200 AcadianaMLS
• 2013-06-29 Listed $101,200 GSREIN
• 2008-10-17 Sold (Public Records) $124,000 Public Records
• 2006-10-31 Sold (Public Records) $125,051 Public Records
• 2006-09-26 Sold (Public Records) $124,000 Public Records
• 2006-09-22 Sold (MLS) $124,000 GSREIN
• 2006-07-08 Listed $131,750 GSREIN
• 2006-07-08 Listed $131,750 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $1,492 · +143.0% YoY. Source: county tax records.