564 Bateleur Way · Covington, LA 70434

$285,000

3 bd · 2.0 ba · 1,447 sqft · SingleFamily public records · 62 Days on market

Built 2013 5,227 sqft lot $197/sqft · 12% below area Est $323k · 12% under $29/mo HOA · 1% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this gorgeous Bateleur Way home featuring a spacious three bedroom, two bath layout with no carpet for a sleek and contemporary look. Relax or entertain on the covered A-frame vaulted patio, ideal for enjoying the tranquil surroundings. Inside, the open floor plan, pantry, and granite countertops create a stylish and functional space. Situated in Flood zone C, this home offers both style and safety for your family.

Key facts

• Pantry
• Open floor plan
• Granite countertops

Tags

• COVERED A-FRAME VAULTED PATIO
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 2 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.33% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $322,575
• List price: $285,000
• Delta: -11.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Bateleur Way	0.10mi	3/2.0	1,439 (-1%)	1mo	$265,000	$184	94
552 Bateleur Way	0.03mi	3/2.0	1,498 (+4%)	8mo	$277,000	$185	86
579 Bateleur Way	0.05mi	3/2.0	1,545 (+7%)	2mo	$298,000	$193	85
208 Treetop Ct	0.34mi	3/2.0	1,479 (+2%)	1mo	$260,000	$176	80
181 Northridge Dr	0.46mi	3/2.0	1,429 (-1%)	1mo	$280,000	$196	76
437 Bateleur Way	0.25mi	3/2.0	1,400 (-3%)	10mo	$280,000	$200	75
425 Bateleur Way	0.28mi	3/2.0	1,430 (-1%)	13mo	$277,500	$194	74
132 Eagle Landing Dr	0.29mi	3/2.0	1,352 (-7%)	9mo	$267,000	$197	68
187 Northridge Dr	0.45mi	3/2.0	1,420 (-2%)	11mo	$250,000	$176	67
113 Eagle Landing Dr	0.29mi	3/2.0	1,334 (-8%)	10mo	$273,000	$205	65
134 Northridge Dr	0.55mi	3/2.0	1,543 (+7%)	2mo	$250,000	$162	62
175 Northridge Dr	0.48mi	3/2.0	1,517 (+5%)	11mo	$240,000	$158	60

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: 23.5%
• Equity multiple: 2.34×
• Total profit: $106,538
• Equity at exit: $128,148

10-year hold

• IRR: 24.4%
• Equity multiple: 4.48×
• Total profit: $278,102
• Equity at exit: $197,492

Cash invested: $79,800 (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 70434

• Active inventory: 2
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$119
• HOA: −$29
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $1,134

Break-even live

Break-even rent $2,365

Max offer price $285,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,295	-5% $1,214	+0% $1,134	+5% $1,053	+10% $972
Rent	-10% $834	-5% $984	+0% $1,134	+5% $1,284	+10% $1,434
Rate	-1.0pp $1,277	-0.5pp $1,206	base $1,134	+0.5pp $1,060	+1.0pp $985

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: $71,250
• Closing costs: $8,550
• 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	$3,950	$2.32	4d	1	1.18mi
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,650	$2.15	13d	1	1.18mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 32 events

1. 2026-06-21
   days on market $285,000 Active 62 DOM
2. 2026-06-18
   days on market $285,000 Active 59 DOM
3. 2026-06-17
   days on market $285,000 Active 58 DOM
4. 2026-06-16
   days on market $285,000 Active 57 DOM
5. 2026-06-15
   days on market $285,000 Active 56 DOM
6. 2026-06-13
   days on market $285,000 Active 54 DOM
7. 2026-06-10
   days on market $285,000 Active 51 DOM
8. 2026-06-09
   days on market $285,000 Active 50 DOM
9. 2026-06-08
   days on market $285,000 Active 49 DOM
10. 2026-06-07
    days on market $285,000 Active 48 DOM
11. 2026-06-03
    days on market $285,000 Active 44 DOM
12. 2026-06-02
    days on market $285,000 Active 43 DOM
13. 2026-06-01
    days on market $285,000 Active 42 DOM
14. 2026-05-31
    days on market $285,000 Active 41 DOM
15. 2026-04-20
    listed $285,000 Active 436-char remark

    Show marketing remark (436 chars)

    Don't miss out on this gorgeous Bateleur Way home featuring a spacious three bedroom, two bath layout with no carpet for a sleek and contemporary look. Relax or entertain on the covered A-frame vaulted patio, ideal for enjoying the tranquil surroundings. Inside, the open floor plan, pantry, and granite countertops create a stylish and functional space. Situated in Flood zone C, this home offers both style and safety for your family.

16. 2026-04-20
    listed $285,000 Active 436-char remark

    Show marketing remark (436 chars)

    Don't miss out on this gorgeous Bateleur Way home featuring a spacious three bedroom, two bath layout with no carpet for a sleek and contemporary look. Relax or entertain on the covered A-frame vaulted patio, ideal for enjoying the tranquil surroundings. Inside, the open floor plan, pantry, and granite countertops create a stylish and functional space. Situated in Flood zone C, this home offers both style and safety for your family.

17. 2024-01-03
    soldstatus $290,000 Closed
18. 2024-01-03
    soldstatus $290,000
19. 2023-12-07
    historical Active Under Contract
20. 2023-12-03
    price $300,000
21. 2023-11-23
    listed $315,000 Active
22. 2023-11-23
    listed $300,000
23. 2022-04-04
    soldstatus $285,500
24. 2018-08-01
    soldstatus $212,000
25. 2018-07-27
    soldstatus $212,000 Sold
26. 2018-06-14
    historical Pending Continue to Show
27. 2018-05-31
    listed $216,000 Active
28. 2018-05-31
    listed $216,000
29. 2015-12-30
    soldstatus $100,000
30. 2013-06-21
    soldstatus $184,000
31. 2013-04-09
    listed $184,000
32. 2013-04-09
    listed $184,000

ⓘ 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: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,600
• − Mortgage interest: −$15,964
• − Property taxes: −$2,711
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$348
• − Depreciation: −$8,291
• Taxable income: $9,565
• Est. tax owed @ 24.0%: −$2,296
• After-tax cash flow: $11,310/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 — 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+54.9% since first listed

18 events — show timeline

• 2026-04-20 Listed $285,000 GSREIN
• 2026-04-20 Listed $285,000 AcadianaMLS
• 2024-01-03 Sold (Public Records) $290,000 Public Records
• 2024-01-03 Sold (MLS) $290,000 GSREIN
• 2023-12-07 Contingent — GSREIN
• 2023-12-03 Price Changed $300,000 GSREIN
• 2023-11-23 Listed $300,000 AcadianaMLS
• 2023-11-23 Listed $315,000 GSREIN
• 2022-04-04 Sold (Public Records) $285,500 Public Records
• 2018-08-01 Sold (Public Records) $212,000 Public Records
• 2018-07-27 Sold (MLS) $212,000 GSREIN
• 2018-06-14 Contingent — GSREIN
• 2018-05-31 Listed $216,000 AcadianaMLS
• 2018-05-31 Listed $216,000 GSREIN
• 2015-12-30 Sold (Public Records) $100,000 Public Records
• 2013-06-21 Sold (MLS) $184,000 GSREIN
• 2013-04-09 Listed $184,000 AcadianaMLS
• 2013-04-09 Listed $184,000 GSREIN

Property tax history

+1.3%/yr

Latest (2025): $2,711 · -3.4% YoY. Source: county tax records.