70281 6th St · Abita Springs, LA 70433

$230,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 36 Days on market

Built 2001 $163/sqft · at area comps Est $228k · 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 +13.5/30.0
• ARV discount +7.2/15.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inviting single story 3 bedroom, 2 bath home in Covington with an open layout and great natural light throughout. The living area features vaulted ceilings and flows right into the kitchen and dining space, making it easy for everyday living and hosting. Kitchen offers stainless steel appliances, plenty of cabinet storage, and a breakfast area that looks out to the generous backyard. Vinyl flooring runs through the main living areas and keeps the space feeling clean and updated. The primary bedroom features vaulted ceilings, an en suite bath, and a walk in closet. The additional bedrooms offer flexibility depending on your needs. Laundry room is located inside for added convenience. Outside, the backyard includes a shed and rear yard access from the driveway, with plenty of usable space. Major system updates include roof replaced in 2023, HVAC in 2021, and water heater in 2022.

Key facts

• Natural light
• Open layout
• Vaulted ceilings

Tags

• OPEN LAYOUT
• NATURAL LIGHT
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES
• PLENTY OF CABINET STORAGE
• BREAKFAST AREA

Property features AI

Finance

• Other: Oversized city lot (approx. 87' x 110')

Exterior

• Parking: Driveway with two parking spaces
• Security: Smoke detector(s)
• Utilities: Septic tank; Well water; Central heating; Central air conditioning
• Home design: Single-story; Very good condition
• Construction: Brick and vinyl siding construction; Shingle roof; Slab foundation; Built (year not provided)
• Exterior features: Fenced yard; Paver patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $178k (22.7% below list).
• Recommended offer: $178k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Abita Springs — 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 (#11 in LA, #3,024 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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.
• Zoned schools: E. E. Lyon Elementary School (math 57% / reading 57%, grade C+, #79 of 646 statewide, top 13%, 662 students, 63% FRL); Fontainebleau Junior High School (math 38% / reading 62%, grade C, #26 of 218 statewide, top 12%, 877 students, 37% FRL); Fontainebleau High School (math 56% / reading 61%, grade C, #23 of 265 statewide, top 9%, 1,677 students, 33% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 530 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y 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.
• Current owner paid $159k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $177,798 (22.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $228,250
• List price: $230,000
• Delta: 0.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70312 7th St	0.09mi	3/2.0	1,410 (+0%)	2mo	$224,000	$159	94
70311 11th St	0.25mi	3/2.0	1,335 (-5%)	3mo	$235,000	$176	78
70432 2nd St	0.31mi	3/2.0	1,347 (-4%)	2mo	$227,500	$169	77
711 Lionel Ct	0.32mi	3/2.0	1,497 (+6%)	2mo	$270,000	$180	73
70281 C St	0.41mi	3/2.0	1,463 (+4%)	2mo	$215,000	$147	73
300 Lionel Ct	0.42mi	3/2.0	1,486 (+6%)	3mo	$245,000	$165	69
70333 H St	0.61mi	4/2.0 (+1)	1,404 (-0%)	2mo	$239,900	$171	65
70085 4th St	0.40mi	3/2.0	1,554 (+10%)	1mo	$252,500	$162	63
70371 10th St	0.31mi	3/2.0	1,212 (-14%)	2mo	$192,500	$159	61
304 Dana Ave	0.42mi	3/2.0	1,602 (+14%)	3mo	$332,000	$207	55
70421 G St	0.62mi	3/2.0	1,280 (-9%)	3mo	$224,000	$175	54
70405 F St	0.56mi	3/2.0	1,200 (-15%)	1mo	$182,000	$152	48

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 · 4.31% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,405
• Equity at exit: $34,294

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-19,579
• Equity at exit: $19,886

Cash invested: $64,400 (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 70433

• Rents YoY: 4.3%
• Active inventory: 530
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$93 /mo · $1,122/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $9

Break-even live

Break-even rent $1,766

Max offer price $230,000

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $74	+0% $9	+5% $-56	+10% $-121
Rent	-10% $-131	-5% $-61	+0% $9	+5% $79	+10% $150
Rate	-1.0pp $125	-0.5pp $68	base $9	+0.5pp $-50	+1.0pp $-111

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70293 7th St Covington, LA	3.0	2.0	1450	$1,695	$1.17	45d	1	0.05mi
70266 7th St Covington, LA	3.0	2.0	1736	$1,575	$0.91	45d	1	0.06mi
70300 7th St Covington, LA	3.0	2.0	1448	$1,750	$1.21	25d	1	0.09mi
70252 8th St Covington, LA	3.0	2.0	1230	$1,650	$1.34	25d	1	0.12mi
711 Lionel Ct Abita Springs, LA	3.0	2.0	1497	$2,000	$1.34	25d	1	0.30mi
70371 10th St Covington, LA	3.0	2.0	1212	$1,695	$1.40	45d	1	0.32mi
70330 A St Covington, LA	3.0	2.0	1163	$1,600	$1.38	21d	1	0.32mi
70439 8th St Covington, LA	3.0	2.0	1267	$1,500	$1.18	25d	1	0.34mi
70412 1st St Covington, LA	3.0	2.0	1182	$1,700	$1.44	18d	1	0.36mi
70076 6th St Covington, LA	3.0	2.0	1151	$1,600	$1.39	25d	1	0.37mi
70466 1st St Covington, LA	3.0	2.0	1443	$2,100	$1.46	18d	1	0.45mi
21096 Washington Ave Unit B Abita Springs, LA	2.0	1.5	900	$1,050	$1.17	45d	1	0.45mi
70096 10th St Covington, LA	3.0	2.0	1391	$1,950	$1.40	18d	1	0.46mi
70045 3rd St Covington, LA	3.0	2.0	1430	$1,750	$1.22	5d	1	0.47mi
70040 2nd St Covington, LA	3.0	2.0	1416	$2,000	$1.41	5d	1	0.49mi
70361 D St Covington, LA	3.0	2.0	1409	$1,750	$1.24	25d	1	0.50mi
70403 L St Covington, LA	3.0	2.0	1250	$1,695	$1.36	45d	1	0.88mi
4025 Monarch Ln Covington, LA	3.0	2.0	1853	$2,800	$1.51	45d	1	0.88mi
350 Emerald Forest Blvd Covington, LA	1.0–2.0	1.0–2.0	845	$1,600	$1.89	13d	2	1.12mi
28 Park Place Dr Covington, LA	1.0–3.0	1.0–2.0	963	$1,407	$1.46	3d	9	1.17mi
114 Lazy Creek Dr Mandeville, LA	3.0	2.0	1434	$2,100	$1.46	45d	1	1.35mi
212 Covington Cottage Ln Covington, LA	3.0	2.0	1690	$2,275	$1.35	45d	1	1.40mi
445 Tiger Ave Covington, LA	3.0	2.0	1538	$2,300	$1.50	25d	1	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $230,000 Active 36 DOM
2. 2026-06-18
   days on market $230,000 Active 33 DOM
3. 2026-06-17
   days on market $230,000 Active 32 DOM
4. 2026-06-16
   days on market $230,000 Active 31 DOM
5. 2026-06-15
   days on market $230,000 Active 30 DOM
6. 2026-06-13
   days on market $230,000 Active 28 DOM
7. 2026-06-10
   days on market $230,000 Active 25 DOM
8. 2026-06-09
   days on market $230,000 Active 24 DOM
9. 2026-06-08
   days on market $230,000 Active 23 DOM
10. 2026-06-07
    days on market $230,000 Active 22 DOM
11. 2026-06-03
    pricestatus $230,000 Active 18 DOM

    Show marketing remark (890 chars)

    Inviting single story 3 bedroom, 2 bath home in Covington with an open layout and great natural light throughout. The living area features vaulted ceilings and flows right into the kitchen and dining space, making it easy for everyday living and hosting. Kitchen offers stainless steel appliances, plenty of cabinet storage, and a breakfast area that looks out to the generous backyard. Vinyl flooring runs through the main living areas and keeps the space feeling clean and updated. The primary bedroom features vaulted ceilings, an en suite bath, and a walk in closet. The additional bedrooms offer flexibility depending on your needs. Laundry room is located inside for added convenience. Outside, the backyard includes a shed and rear yard access from the driveway, with plenty of usable space. Major system updates include roof replaced in 2023, HVAC in 2021, and water heater in 2022.

12. 2026-05-01
    listed $235,000 Active 890-char remark

    Show marketing remark (890 chars)

    Inviting single story 3 bedroom, 2 bath home in Covington with an open layout and great natural light throughout. The living area features vaulted ceilings and flows right into the kitchen and dining space, making it easy for everyday living and hosting. Kitchen offers stainless steel appliances, plenty of cabinet storage, and a breakfast area that looks out to the generous backyard. Vinyl flooring runs through the main living areas and keeps the space feeling clean and updated. The primary bedroom features vaulted ceilings, an en suite bath, and a walk in closet. The additional bedrooms offer flexibility depending on your needs. Laundry room is located inside for added convenience. Outside, the backyard includes a shed and rear yard access from the driveway, with plenty of usable space. Major system updates include roof replaced in 2023, HVAC in 2021, and water heater in 2022.

13. 2026-05-01
    listed $235,000 Active 890-char remark

    Show marketing remark (890 chars)

    Inviting single story 3 bedroom, 2 bath home in Covington with an open layout and great natural light throughout. The living area features vaulted ceilings and flows right into the kitchen and dining space, making it easy for everyday living and hosting. Kitchen offers stainless steel appliances, plenty of cabinet storage, and a breakfast area that looks out to the generous backyard. Vinyl flooring runs through the main living areas and keeps the space feeling clean and updated. The primary bedroom features vaulted ceilings, an en suite bath, and a walk in closet. The additional bedrooms offer flexibility depending on your needs. Laundry room is located inside for added convenience. Outside, the backyard includes a shed and rear yard access from the driveway, with plenty of usable space. Major system updates include roof replaced in 2023, HVAC in 2021, and water heater in 2022.

14. 2016-09-07
    soldstatus $159,000
15. 2016-09-01
    soldstatus $159,000 Sold
16. 2016-07-22
    historical Pending Continue to Show
17. 2016-07-05
    listed $155,000 Active
18. 2016-07-05
    listed $155,000
19. 2016-05-03
    historical
20. 2015-11-13
    price $160,000
21. 2015-10-21
    listed $165,000 Active
22. 2015-10-20
    listed $160,000
23. 2007-08-20
    soldstatus $169,000
24. 2007-08-14
    soldstatus $169,000
25. 2007-06-18
    listed $169,900
26. 2007-06-18
    listed $169,900
27. 2004-12-21
    soldstatus $119,000
28. 2004-12-20
    soldstatus $119,000
29. 2004-11-22
    listed $119,000
30. 2004-11-22
    listed $119,000
31. 2002-09-19
    soldstatus $110,000
32. 2002-06-29
    listed $114,900
33. 2002-06-29
    listed $114,900

ⓘ 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: $1,122 · $93/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$143/yr (+$12/mo · 12.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,336
• − Mortgage interest: −$12,884
• − Property taxes: −$1,122
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,691
• Taxable loss: −$3,924
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $1,052/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 — Abita Springs

• Score: 77/100
• State rank: #11
• US rank: #3024

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B 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
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 41,876
• Household income: $81,241
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1287.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 17% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -112.14%
• Current HPI: 181.8348
• Rent YoY: ▲ 4.31%
• 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

+100.2% since first listed

28 events — show timeline

• 2026-06-03 Relisted — AcadianaMLS
• 2026-06-03 Price Changed $230,000 AcadianaMLS
• 2026-06-03 Relisted — GSREIN
• 2026-06-03 Price Changed $230,000 GSREIN
• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GSREIN
• 2026-05-01 Listed $235,000 GSREIN
• 2026-05-01 Listed $235,000 AcadianaMLS
• 2016-09-07 Sold (Public Records) $159,000 Public Records
• 2016-09-01 Sold (MLS) $159,000 GSREIN
• 2016-07-22 Contingent — GSREIN
• 2016-07-05 Listed $155,000 GSREIN
• 2016-07-05 Listed $155,000 AcadianaMLS
• 2016-05-03 Listing Removed — GSREIN
• 2015-11-13 Price Changed $160,000 GSREIN
• 2015-10-21 Listed $165,000 GSREIN
• 2015-10-20 Listed $160,000 AcadianaMLS
• 2007-08-20 Sold (Public Records) $169,000 Public Records
• 2007-08-14 Sold (MLS) $169,000 GSREIN
• 2007-06-18 Listed $169,900 AcadianaMLS
• 2007-06-18 Listed $169,900 GSREIN
• 2004-12-21 Sold (Public Records) $119,000 Public Records
• 2004-12-20 Sold (MLS) $119,000 GSREIN
• 2004-11-22 Listed $119,000 AcadianaMLS
• 2004-11-22 Listed $119,000 GSREIN
• 2002-09-19 Sold (MLS) $110,000 GSREIN
• 2002-06-29 Listed $114,900 AcadianaMLS
• 2002-06-29 Listed $114,900 GSREIN

Property tax history

-3.8%/yr

Latest (2025): $1,122 · -3.6% YoY. Source: county tax records.