621 Colbert St #1 · Mandeville, LA 70448

$244,000

2 bd · 2.0 ba · 1,330 sqft · Condo · 158 Days on market

Built 1987 Good condition $183/sqft · 19% below area Est $300k · 19% under · waterfront $538/mo HOA · 24% of rent

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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).

• ARV discount +15.0/15.0
• Schools +6.6/10.0
• Cash flow +5.9/30.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BOATER'S DREAM! Don't miss this RARE opportunity to own a home in Old Mandeville overlooking the Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. These Marina-view units seldom come available & this one is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this property is conveniently located within a mile of all the charms that Old Mandeville & the lakefront have to offer. Take in sunset strolls, bike rides, dining, community events & more. Just a short drive will take you to Fontainebleau State Park, Pelican Park, the Causeway Bridge, I-12, shopping, dining & entertainment. The grounds of The Port are lush & park-like w/ coy ponds & quaint bridges. As you enter Unit 1, step into warm neutral elegance. Go upstairs where you can choose to relax or entertain in the open concept living area which boasts soaring ceilings & windows, brick fireplace & sliding glass doors that lead to a balcony overlooking the Marina. Step out & enjoy the beautiful sunrise w/ your morning coffee before heading out on the water. The modern updated kitchen which opens to the main living space provides great function, style & storage w/ a large window peering over the crystal blue pool & gazebo. Head downstairs where you will find 2 bedrooms that are both cozy & spacious. The 2 full bathrooms have been elegantly renovated with new granite-topped vanities, new toilets & custom tiled showers. The primary bedroom exits to a 2nd outdoor covered balcony with stairs leading down to the private boat slip & a large covered storage area beneath the unit. This space provides an effortless landing place for all of your boating & outdoor gear. Monthly HOA dues & assessments include water, sewer, trash collection, termite contract, all exterior maintenance & all exterior insurance. This is a TRUE GEM! Come be part of this amazing water community lifestyle! (Monthly HOA - $537.23 & Insurance Special Assessment - $265.

Key facts

• Fully renovated
• Brick fireplace
• Marina view

Tags

• PRIVATE BOAT SLIP
• MARINA VIEW
• FULLY RENOVATED
• OPEN CONCEPT LIVING AREA
• BRICK FIREPLACE
• BALCONY OVERLOOKING MARINA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-905 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (53.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (9.5% below list).
• Recommended offer: $113k (53.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#13 in LA, #3,224 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.
• Zoned schools: Woodlake Elementary School (math 72% / reading 72%, grade A-, #18 of 646 statewide, top 3%, 548 students, 32% FRL); Lake Harbor Middle School (math 60% / reading 66%, grade B+, #10 of 218 statewide, top 5%, 602 students, 24% FRL); Mandeville High School (math 59% / reading 63%, grade C+, #19 of 265 statewide, top 7%, 2,259 students, 22% FRL).
• Zoned-school proficiency averages 65% at this address vs 49% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the St. Tammany Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 308 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 158 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $112,983 (53.7% 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 158 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.41%
• DSCR: 0.63
• GRM: 9.2

CMA / ARV

• ARV (median comp): $300,404
• List price: $244,000
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -51.1%
• Equity multiple: -0.48×
• Total profit: $-100,811
• Equity at exit: $36,381

10-year hold

• IRR: —
• Equity multiple: -1.58×
• Total profit: $-176,194
• Equity at exit: $21,097

Cash invested: $68,320 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70448

• Rents YoY: 1.1%
• Active inventory: 308
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$538
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-905

Break-even live

Break-even rent $3,355

Max offer price $112,983

Occupancy floor —

Sensitivity live

Price	-10% $-737	-5% $-821	+0% $-905	+5% $-990	+10% $-1,074
Rent	-10% $-1,080	-5% $-993	+0% $-905	+5% $-818	+10% $-731
Rate	-1.0pp $-783	-0.5pp $-843	base $-905	+0.5pp $-969	+1.0pp $-1,033

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: $61,000
• Closing costs: $7,320
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Colbert St #24 Mandeville, LA	2.0	2.5	1650	$3,600	$2.18	39d	1	0.08mi
735 Atalin St Mandeville, LA	2.0	1.5	1000	$1,350	$1.35	21d	1	0.28mi
337 Reine St Mandeville, LA	2.0	2.0	1200	$1,700	$1.42	93d	1	0.30mi
351 Jackson Ave Unit 3C Mandeville, LA	2.0	1.5	1000	$1,800	$1.80	72d	1	0.41mi
212 Atalin St Mandeville, LA	2.0	1.0	1413	$2,900	$2.05	39d	1	0.44mi
1314 America St Mandeville, LA	3.0	2.0	1166	$1,800	$1.54	21d	1	0.53mi
602 Foy St Mandeville, LA	3.0	2.0	1360	$2,500	$1.84	52d	1	0.58mi
1670 Orleans St Mandeville, LA	3.0	2.0	1040	$1,600	$1.54	21d	1	0.64mi
1819 Orleans St Mandeville, LA	3.0	2.0	1207	$1,895	$1.57	72d	1	0.83mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,795	$1.38	11d	1	0.87mi
2094 Woodrow St Mandeville, LA	1.0	1.5	1000	$1,500	$1.50	93d	1	0.99mi
1730 Dupard St Mandeville, LA	2.0	1.0	1236	$1,500	$1.21	21d	1	1.03mi
426 Lafitte St Mandeville, LA	3.0	2.5	1660	$2,700	$1.63	52d	1	1.05mi
418 Lafitte St Mandeville, LA	3.0	2.0	1800	$4,000	$2.22	34d	1	1.05mi
418 Lafitte St Unit A Mandeville, LA	2.0	2.0	950	$2,650	$2.79	47d	1	1.05mi
1731 Dupard St Mandeville, LA	3.0	2.0	1540	$2,000	$1.30	21d	1	1.06mi
820 Lafitte St Unit 207 Mandeville, LA	2.0	2.0	1217	$1,675	$1.38	93d	1	1.07mi
810 Lafitte St Unit 105 Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	93d	1	1.08mi
810 Lafitte St Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	93d	1	1.08mi
2130 Jefferson St Mandeville, LA	2.0	1.0	1290	$1,800	$1.40	93d	1	1.14mi
818 Carroll St Mandeville, LA	2.0	2.5	1260	$1,900	$1.51	47d	1	1.16mi
1307 Highway 59 Mandeville, LA	3.0	2.0	1364	$1,650	$1.21	47d	1	1.17mi
802 Carroll St Mandeville, LA	2.0	2.5	1264	$1,895	$1.50	34d	1	1.17mi
817 Coffee St Mandeville, LA	2.0	2.5	1200	$2,000	$1.67	34d	1	1.25mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	93d	1	1.27mi
2304 McNamara St Mandeville, LA	3.0	2.0	1404	$1,900	$1.35	66d	1	1.45mi
817 Norval St Mandeville, LA	3.0	2.0	1518	$1,950	$1.28	93d	1	1.49mi

HOA detail $538/mo · $6,456/yr condo

• Likely covers: watersewertrashlandscapingexterior maint.pool
• ⚠ Special-assessment mentions:

  …This is a TRUE GEM! Come be part of this amazing water community lifestyle! (Monthly HOA - $537.23 & Insurance Special Assessment - $265.

Listing history 50 events

1. 2026-07-31
   days on market $244,000 Active 158 DOM
2. 2026-07-30
   days on market $244,000 Active 156 DOM
3. 2026-07-28
   days on market $244,000 Active 155 DOM
4. 2026-07-26
   days on market $244,000 Active 153 DOM
5. 2026-07-24
   days on market $244,000 Active 151 DOM
6. 2026-07-23
   days on market $244,000 Active 150 DOM
7. 2026-07-22
   days on market $244,000 Active 149 DOM
8. 2026-07-21
   days on market $244,000 Active 148 DOM
9. 2026-07-20
   days on market $244,000 Active 147 DOM
10. 2026-07-18
    days on market $244,000 Active 145 DOM
11. 2026-07-18
    days on market $244,000 Active 144 DOM
12. 2026-07-16
    days on market $244,000 Active 143 DOM
13. 2026-07-15
    days on market $244,000 Active 142 DOM
14. 2026-07-14
    days on market $244,000 Active 141 DOM
15. 2026-07-13
    days on market $244,000 Active 140 DOM
16. 2026-07-13
    days on market $244,000 Active 139 DOM
17. 2026-07-11
    days on market $244,000 Active 138 DOM
18. 2026-07-10
    days on market $244,000 Active 137 DOM
19. 2026-07-09
    days on market $244,000 Active 136 DOM
20. 2026-07-07
    days on market $244,000 Active 134 DOM
21. 2026-07-06
    days on market $244,000 Active 133 DOM
22. 2026-07-05
    days on market $244,000 Active 132 DOM
23. 2026-07-03
    days on market $244,000 Active 130 DOM
24. 2026-07-02
    days on market $244,000 Active 129 DOM
25. 2026-07-01
    days on market $244,000 Active 128 DOM
26. 2026-06-30
    days on market $244,000 Active 127 DOM
27. 2026-06-29
    days on market $244,000 Active 126 DOM
28. 2026-06-28
    days on market $244,000 Active 125 DOM
29. 2026-06-27
    days on market $244,000 Active 124 DOM
30. 2026-06-27
    days on market $244,000 Active 123 DOM
31. 2026-06-25
    days on market $244,000 Active 121 DOM
32. 2026-06-22
    days on market $244,000 Active 119 DOM
33. 2026-06-21
    days on market $244,000 Active 118 DOM
34. 2026-06-18
    days on market $244,000 Active 115 DOM
35. 2026-06-17
    days on market $244,000 Active 114 DOM
36. 2026-06-16
    days on market $244,000 Active 113 DOM
37. 2026-06-15
    days on market $244,000 Active 112 DOM
38. 2026-06-13
    days on market $244,000 Active 110 DOM
39. 2026-06-10
    days on market $244,000 Active 107 DOM
40. 2026-06-09
    days on market $244,000 Active 106 DOM
41. 2026-06-08
    days on market $244,000 Active 105 DOM
42. 2026-06-07
    days on market $244,000 Active 104 DOM
43. 2026-06-03
    days on market $244,000 Active 100 DOM
44. 2026-06-02
    days on market $244,000 Active 99 DOM
45. 2026-06-01
    days on market $244,000 Active 98 DOM
46. 2026-05-31
    days on market $244,000 Active 97 DOM
47. 2026-04-22
    price $244,000 2071-char remark

    Show marketing remark (2110 chars)

    BOATER'S DREAM! Don't miss this RARE opportunity to own a home in Old Mandeville overlooking the Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. These Marina-view units seldom come available & this one is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this property is conveniently located within a mile of all the charms that Old Mandeville & the lakefront have to offer. Take in sunset strolls, bike rides, dining, community events & more. Just a short drive will take you to Fontainebleau State Park, Pelican Park, the Causeway Bridge, I-12, shopping, dining & entertainment. The grounds of The Port are lush & park-like w/ coy ponds & quaint bridges. As you enter Unit 1, step into warm neutral elegance. Go upstairs where you can choose to relax or entertain in the open concept living area which boasts soaring ceilings & windows, brick fireplace & sliding glass doors that lead to a balcony overlooking the Marina. Step out & enjoy the beautiful sunrise w/ your morning coffee before heading out on the water. The modern updated kitchen which opens to the main living space provides great function, style & storage w/ a large window peering over the crystal blue pool & gazebo. Head downstairs where you will find 2 bedrooms that are both cozy & spacious. The 2 full bathrooms have been elegantly renovated with new granite-topped vanities, new toilets & custom tiled showers. The primary bedroom exits to a 2nd outdoor covered balcony with stairs leading down to the private boat slip & a large covered storage area beneath the unit. This space provides an effortless landing place for all of your boating & outdoor gear. Monthly HOA dues & assessments include water, sewer, trash collection, termite contract, all exterior maintenance & all exterior insurance. This is a TRUE GEM! Come be part of this amazing water community lifestyle! (Monthly HOA - $537.23 & Insurance Special Assessment - $265.78)

48. 2026-04-22
    price $244,000 2110-char remark

    Show marketing remark (2110 chars)

    BOATER'S DREAM! Don't miss this RARE opportunity to own a home in Old Mandeville overlooking the Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. These Marina-view units seldom come available & this one is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this property is conveniently located within a mile of all the charms that Old Mandeville & the lakefront have to offer. Take in sunset strolls, bike rides, dining, community events & more. Just a short drive will take you to Fontainebleau State Park, Pelican Park, the Causeway Bridge, I-12, shopping, dining & entertainment. The grounds of The Port are lush & park-like w/ coy ponds & quaint bridges. As you enter Unit 1, step into warm neutral elegance. Go upstairs where you can choose to relax or entertain in the open concept living area which boasts soaring ceilings & windows, brick fireplace & sliding glass doors that lead to a balcony overlooking the Marina. Step out & enjoy the beautiful sunrise w/ your morning coffee before heading out on the water. The modern updated kitchen which opens to the main living space provides great function, style & storage w/ a large window peering over the crystal blue pool & gazebo. Head downstairs where you will find 2 bedrooms that are both cozy & spacious. The 2 full bathrooms have been elegantly renovated with new granite-topped vanities, new toilets & custom tiled showers. The primary bedroom exits to a 2nd outdoor covered balcony with stairs leading down to the private boat slip & a large covered storage area beneath the unit. This space provides an effortless landing place for all of your boating & outdoor gear. Monthly HOA dues & assessments include water, sewer, trash collection, termite contract, all exterior maintenance & all exterior insurance. This is a TRUE GEM! Come be part of this amazing water community lifestyle! (Monthly HOA - $537.23 & Insurance Special Assessment - $265.78)

49. 2026-02-23
    listed $249,000 Active 2071-char remark

    Show marketing remark (2110 chars)

    BOATER'S DREAM! Don't miss this RARE opportunity to own a home in Old Mandeville overlooking the Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. These Marina-view units seldom come available & this one is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this property is conveniently located within a mile of all the charms that Old Mandeville & the lakefront have to offer. Take in sunset strolls, bike rides, dining, community events & more. Just a short drive will take you to Fontainebleau State Park, Pelican Park, the Causeway Bridge, I-12, shopping, dining & entertainment. The grounds of The Port are lush & park-like w/ coy ponds & quaint bridges. As you enter Unit 1, step into warm neutral elegance. Go upstairs where you can choose to relax or entertain in the open concept living area which boasts soaring ceilings & windows, brick fireplace & sliding glass doors that lead to a balcony overlooking the Marina. Step out & enjoy the beautiful sunrise w/ your morning coffee before heading out on the water. The modern updated kitchen which opens to the main living space provides great function, style & storage w/ a large window peering over the crystal blue pool & gazebo. Head downstairs where you will find 2 bedrooms that are both cozy & spacious. The 2 full bathrooms have been elegantly renovated with new granite-topped vanities, new toilets & custom tiled showers. The primary bedroom exits to a 2nd outdoor covered balcony with stairs leading down to the private boat slip & a large covered storage area beneath the unit. This space provides an effortless landing place for all of your boating & outdoor gear. Monthly HOA dues & assessments include water, sewer, trash collection, termite contract, all exterior maintenance & all exterior insurance. This is a TRUE GEM! Come be part of this amazing water community lifestyle! (Monthly HOA - $537.23 & Insurance Special Assessment - $265.78)

50. 2026-02-23
    listed $249,000 Active 2110-char remark

    Show marketing remark (2110 chars)

    BOATER'S DREAM! Don't miss this RARE opportunity to own a home in Old Mandeville overlooking the Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. These Marina-view units seldom come available & this one is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this property is conveniently located within a mile of all the charms that Old Mandeville & the lakefront have to offer. Take in sunset strolls, bike rides, dining, community events & more. Just a short drive will take you to Fontainebleau State Park, Pelican Park, the Causeway Bridge, I-12, shopping, dining & entertainment. The grounds of The Port are lush & park-like w/ coy ponds & quaint bridges. As you enter Unit 1, step into warm neutral elegance. Go upstairs where you can choose to relax or entertain in the open concept living area which boasts soaring ceilings & windows, brick fireplace & sliding glass doors that lead to a balcony overlooking the Marina. Step out & enjoy the beautiful sunrise w/ your morning coffee before heading out on the water. The modern updated kitchen which opens to the main living space provides great function, style & storage w/ a large window peering over the crystal blue pool & gazebo. Head downstairs where you will find 2 bedrooms that are both cozy & spacious. The 2 full bathrooms have been elegantly renovated with new granite-topped vanities, new toilets & custom tiled showers. The primary bedroom exits to a 2nd outdoor covered balcony with stairs leading down to the private boat slip & a large covered storage area beneath the unit. This space provides an effortless landing place for all of your boating & outdoor gear. Monthly HOA dues & assessments include water, sewer, trash collection, termite contract, all exterior maintenance & all exterior insurance. This is a TRUE GEM! Come be part of this amazing water community lifestyle! (Monthly HOA - $537.23 & Insurance Special Assessment - $265.78)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,511
• − Mortgage interest: −$13,668
• − Property taxes: −$3,660
• − Insurance: −$6,338
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$6,456
• − Depreciation: −$7,098
• Taxable loss: −$14,951
• Est. tax savings @ 24.0%: +$3,588
• After-tax cash flow: $-7,277/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,650–$19,950 screening

This home is in good condition with a good exterior and interior. It is fully renovated and move-in ready, making it an attractive option for both buyers and renters. The home's location and waterfront views are also significant selling points.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Both Upgrade the kitchen appliances — Upgrading the kitchen appliances can increase the home's value and make it more appealing to both buyers and renters. ↑
• Both Install smart home features — Adding smart home features can make the home more attractive to potential buyers and renters, as it can be marketed as a technologically advanced property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Woodlake Elementary School A- LA #18/646 Nat'l #2,792/41,679 Middle Mandeville Junior High School B+ LA #9/218 Nat'l #1,362/14,009 High Mandeville High School C+ LA #19/265 Nat'l #3,443/17,239

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

B Composite livability gradescore 77/100

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

• Census place: Mandeville, LA
• County: Saint Tammany Parish · 286,725 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: 4% of renters

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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%

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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%

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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

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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

+52.5% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $244,000 AcadianaMLS
• 2026-04-22 Price Changed $244,000 GSREIN
• 2026-02-23 Listed $249,000 GSREIN
• 2026-02-23 Listed $249,000 AcadianaMLS
• 2023-02-01 Listed $249,999 AcadianaMLS
• 2017-02-17 Listed $160,000 AcadianaMLS