621 Colbert St #1 · Mandeville, LA 70448

$239,000

2 bd · 2.0 ba · 1,330 sqft · Condo · 16 Days on market

Built 1987 Good condition $180/sqft · 20% below area Est $299k · 20% under · waterfront $538/mo HOA · 26% 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 +4.9/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• DSCR +0.0/10.0
• 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 a Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. This Marina-view unit is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this home 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, 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 is functional and stylish with ample storage & a large window peering over the crystal blue pool & gazebo. Head downstairs to find 2 cozy & spacious bedrooms. 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. The rear stairs to the marina and handrails were all recently replaced by the HOA. 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 $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (60.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (14.5% below list).
• Recommended offer: $94k (60.7% 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); 427 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 113d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 16 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 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 26% 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 $93,996 (60.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.85% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.32%
• DSCR: 0.54
• GRM: 9.7

CMA / ARV

• ARV (median comp): $299,263
• List price: $239,000
• Delta: -20.14%
• 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: -56.3%
• Equity multiple: -0.58×
• Total profit: $-105,841
• Equity at exit: $35,636

10-year hold

• IRR: —
• Equity multiple: -1.80×
• Total profit: $-187,256
• Equity at exit: $20,664

Cash invested: $66,920 (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: 427
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$538
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-1,002

Break-even live

Break-even rent $3,312

Max offer price $93,996

Occupancy floor —

Sensitivity live

Price	-10% $-837	-5% $-920	+0% $-1,002	+5% $-1,085	+10% $-1,167
Rent	-10% $-1,164	-5% $-1,083	+0% $-1,002	+5% $-921	+10% $-841
Rate	-1.0pp $-882	-0.5pp $-941	base $-1,002	+0.5pp $-1,064	+1.0pp $-1,127

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: $59,750
• Closing costs: $7,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	130d	1	0.08mi
505 Louvois St Mandeville, LA	2.0	2.5	1415	$1,750	$1.24	23d	1	0.14mi
715 Atalin St Mandeville, LA	2.0	1.5	950	$1,500	$1.58	14d	1	0.26mi
715 Atalin St Mandeville, LA	2.0	1.5	950	$1,500	$1.58	10d	1	0.26mi
735 Atalin St Mandeville, LA	2.0	1.5	1000	$1,350	$1.35	112d	1	0.28mi
337 Reine St Mandeville, LA	2.0	2.0	1200	$1,700	$1.42	184d	1	0.30mi
350 Atalin St Unit 9D Mandeville, LA	2.0	1.5	1003	$1,650	$1.65	10d	1	0.33mi
1135 Florida St Mandeville, LA	2.0	1.0	1034	$1,450	$1.40	14d	1	0.34mi
351 Jackson Ave Mandeville, LA	2.0	1.5	1000	$1,650	$1.65	14d	1	0.39mi
351 Jackson Ave Unit 3C Mandeville, LA	2.0	1.5	1000	$1,800	$1.80	164d	1	0.41mi
351 Jackson Ave Unit 4A Mandeville, LA	2.0	1.5	1000	$1,650	$1.65	55d	1	0.41mi
351 Jackson Ave Unit 1B Mandeville, LA	2.0	1.5	1000	$1,650	$1.65	5d	1	0.41mi
212 Atalin St Mandeville, LA	2.0	1.0	1413	$2,900	$2.05	10d	1	0.44mi
212 Atalin St Mandeville, LA	2.0	1.0	1413	$2,900	$2.05	131d	1	0.44mi
212 Atalin St Mandeville, LA	2.0	1.0	1413	$2,900	$2.05	14d	1	0.44mi
1366 Valmont St Mandeville, LA	3.0	2.0	1154	$1,850	$1.60	46d	1	0.49mi
1314 America St Mandeville, LA	3.0	2.0	1166	$1,750	$1.50	55d	1	0.53mi
1314 America St Mandeville, LA	3.0	2.0	1166	$1,800	$1.54	112d	1	0.53mi
1338 America St Mandeville, LA	3.0	2.0	1164	$1,950	$1.68	55d	1	0.54mi
1124 Cawson St Mandeville, LA	2.0	1.0	1350	$800	$0.59	41d	1	0.57mi
602 Foy St Mandeville, LA	3.0	2.0	1360	$2,500	$1.84	144d	1	0.58mi
1670 Orleans St Mandeville, LA	3.0	2.0	1040	$1,600	$1.54	112d	1	0.64mi
1317 Albert St Mandeville, LA	3.0	2.0	1700	$2,100	$1.24	10d	1	0.77mi
1819 Orleans St Mandeville, LA	3.0	2.0	1207	$1,895	$1.57	164d	1	0.83mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,795	$1.38	10d	1	0.87mi
522 Girod St Mandeville, LA	2.0	1.5	1491	$3,200	$2.15	14d	1	0.93mi
2094 Woodrow St Mandeville, LA	1.0	1.5	1000	$1,500	$1.50	184d	1	0.99mi
1730 Dupard St Mandeville, LA	2.0	1.0	1236	$1,500	$1.21	112d	1	1.03mi
426 Lafitte St Mandeville, LA	3.0	2.5	1660	$2,700	$1.63	144d	1	1.05mi
418 Lafitte St Unit A Mandeville, LA	2.0	2.0	950	$2,650	$2.79	138d	1	1.05mi
418 Lafitte St Mandeville, LA	3.0	2.0	1800	$4,000	$2.22	126d	1	1.05mi
1731 Dupard St Mandeville, LA	3.0	2.0	1540	$2,000	$1.30	112d	1	1.06mi
820 Lafitte St Unit 207 Mandeville, LA	2.0	2.0	1217	$1,675	$1.38	184d	1	1.07mi
810 Lafitte St Unit 105 Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	184d	1	1.08mi
810 Lafitte St Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	184d	1	1.08mi
2130 Jefferson St Mandeville, LA	2.0	1.0	1290	$1,750	$1.36	55d	1	1.14mi
818 Carroll St Mandeville, LA	2.0	2.5	1260	$1,900	$1.51	138d	1	1.16mi
1307 Highway 59 Mandeville, LA	3.0	2.0	1364	$1,650	$1.21	138d	1	1.17mi
802 Carroll St Mandeville, LA	2.0	2.5	1264	$1,895	$1.50	126d	1	1.17mi
817 Coffee St Mandeville, LA	2.0	2.5	1200	$1,800	$1.50	20d	1	1.25mi

Property features AI

Finance

• HOA & community: Community association: The Port on Bayou CastAssociation fee applies (covers common areas and water)Community features include common grounds, pool, and water access35-unit community

Exterior

• Parking: Assigned parkingOff-street parkingBoat parkingRV access/parkingParking available
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Two-story propertyRaised foundationWood sidingShingle roofProperty in excellent condition
• Construction: Built/updated: original plus major renovations (kitchen 2023, bathrooms 2023, fireplace 2024, AC 2025)Wood siding constructionShingle roofRaised foundation
• Exterior features: BalconyCovered wood porchDockCommunity in-ground poolWater access to lakeCity lotTrex treads on front exterior stairs

Interior

• Kitchen: DishwasherOvenRangeRefrigeratorGranite countertopsStainless steel appliancesKitchen renovated with painted cabinets and new appliances
• Bedrooms: Total rooms: 4
• Bathrooms: 2 full bathrooms (both fully renovated with new cabinets, granite, toilets, and custom tiled showers)
• Heating & cooling: Central heatingCentral air conditioning (new AC with Wi‑Fi thermostat)
• Interior features: Ceiling fansCarbon monoxide detectorCathedral and vaulted ceilingsGranite countersHigh ceilingsStainless steel appliancesWood-burning fireplace (recently renovated)
• Laundry & utility: Washer hookupDryer hookupNew water heater

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. 2026-11-08
   days on market $239,000 Active 16 DOM
2. 2026-11-07
   days on market $239,000 Active 15 DOM
3. 2026-11-06
   days on market $239,000 Active 14 DOM
4. 2026-11-05
   days on market $239,000 Active 13 DOM
5. 2026-11-04
   days on market $239,000 Active 12 DOM
6. 2026-11-02
   days on market $239,000 Active 10 DOM
7. 2026-11-01
   days on market $239,000 Active 9 DOM
8. 2026-10-31
   days on market $239,000 Active 8 DOM
9. 2026-10-30
   days on market $239,000 Active 7 DOM
10. 2026-10-30
    days on marketlisting id $239,000 Active 6 DOM
11. 2026-10-29
    days on market $239,000 Active 34 DOM
12. 2026-10-28
    days on market $239,000 Active 33 DOM
13. 2026-10-27
    days on market $239,000 Active 32 DOM
14. 2026-10-26
    days on market $239,000 Active 31 DOM
15. 2026-10-25
    days on market $239,000 Active 30 DOM
16. 2026-10-24
    days on market $239,000 Active 29 DOM
17. 2026-10-23
    days on market $239,000 Active 28 DOM
18. 2026-10-22
    days on market $239,000 Active 27 DOM
19. 2026-10-21
    days on market $239,000 Active 26 DOM
20. 2026-10-20
    days on market $239,000 Active 25 DOM
21. 2026-10-19
    days on market $239,000 Active 24 DOM
22. 2026-10-18
    days on market $239,000 Active 23 DOM
23. 2026-10-17
    days on market $239,000 Active 22 DOM
24. 2026-10-16
    days on market $239,000 Active 21 DOM
25. 2026-10-15
    days on market $239,000 Active 20 DOM
26. 2026-10-14
    days on market $239,000 Active 19 DOM
27. 2026-10-13
    days on market $239,000 Active 18 DOM
28. 2026-10-12
    days on market $239,000 Active 17 DOM
29. 2026-10-11
    days on market $239,000 Active 16 DOM
30. 2026-10-10
    days on market $239,000 Active 15 DOM
31. 2026-10-09
    days on market $239,000 Active 14 DOM
32. 2026-10-08
    days on market $239,000 Active 13 DOM
33. 2026-10-07
    days on market $239,000 Active 12 DOM
34. 2026-10-06
    days on market $239,000 Active 11 DOM
35. 2026-10-05
    days on market $239,000 Active 10 DOM
36. 2026-10-04
    days on market $239,000 Active 9 DOM
37. 2026-10-04
    days on market $239,000 Active 8 DOM
38. 2026-10-02
    days on market $239,000 Active 7 DOM
39. 2026-10-01
    days on market $239,000 Active 6 DOM
40. 2026-09-30
    days on market $239,000 Active 5 DOM
41. 2026-09-29
    days on market $239,000 Active 4 DOM
42. 2026-09-28
    days on market $239,000 Active 3 DOM
43. 2026-09-27
    days on market $239,000 Active 2 DOM
44. 2026-09-25
    pricedays on marketlisting id $239,000 Active 1 DOM

    Show marketing remark (2070 chars)

    BOATER'S DREAM! Don't miss this RARE opportunity to own a home in Old Mandeville overlooking a Marina w/ a PRIVATE BOAT SLIP on navigable water just a short distance to Lake Pontchartrain. This Marina-view unit is FULLY RENOVATED & MOVE-IN READY! Situated just one block away from the Tammany Trace, this home 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, 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 is functional and stylish with ample storage & a large window peering over the crystal blue pool & gazebo. Head downstairs to find 2 cozy & spacious bedrooms. 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. The rear stairs to the marina and handrails were all recently replaced by the HOA. 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) (Outdoor swing excluded)

45. 2026-07-31
    days on market $244,000 Active 158 DOM
46. 2026-07-30
    days on market $244,000 Active 156 DOM
47. 2026-07-28
    days on market $244,000 Active 155 DOM
48. 2026-07-26
    days on market $244,000 Active 153 DOM
49. 2026-07-24
    days on market $244,000 Active 151 DOM
50. 2026-07-23
    days on market $244,000 Active 150 DOM

ⓘ 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 4/10 Moderate FEMA zone AE · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $24,518
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$6,314
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$6,456
• − Depreciation: −$6,953
• Taxable loss: −$16,099
• Est. tax savings @ 24.0%: +$3,864
• After-tax cash flow: $-8,161/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%
• 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

Property features AI

Finance

• HOA & community: Community association: The Port on Bayou CastAssociation fee applies (covers common areas and water)Community features include common grounds, pool, and water access35-unit community

Exterior

• Parking: Assigned parkingOff-street parkingBoat parkingRV access/parkingParking available
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Two-story propertyRaised foundationWood sidingShingle roofProperty in excellent condition
• Construction: Built/updated: original plus major renovations (kitchen 2023, bathrooms 2023, fireplace 2024, AC 2025)Wood siding constructionShingle roofRaised foundation
• Exterior features: BalconyCovered wood porchDockCommunity in-ground poolWater access to lakeCity lotTrex treads on front exterior stairs

Interior

• Kitchen: DishwasherOvenRangeRefrigeratorGranite countertopsStainless steel appliancesKitchen renovated with painted cabinets and new appliances
• Bedrooms: Total rooms: 4
• Bathrooms: 2 full bathrooms (both fully renovated with new cabinets, granite, toilets, and custom tiled showers)
• Heating & cooling: Central heatingCentral air conditioning (new AC with Wi‑Fi thermostat)
• Interior features: Ceiling fansCarbon monoxide detectorCathedral and vaulted ceilingsGranite countersHigh ceilingsStainless steel appliancesWood-burning fireplace (recently renovated)
• Laundry & utility: Washer hookupDryer hookupNew water heater

Price history

+49.4% since first listed

7 events — show timeline

• 2026-09-25 Listed $239,000 AcadianaMLS
• 2026-09-25 Listed $239,000 GSREIN
• 2026-04-22 Price Changed $244,000 AcadianaMLS
• 2026-04-22 Price Changed $244,000 GSREIN
• 2026-02-23 Listed $249,000 AcadianaMLS
• 2023-02-01 Listed $249,999 AcadianaMLS
• 2017-02-17 Listed $160,000 AcadianaMLS