2236 Labarre St · Mandeville, LA 70448

$259,000

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 50 Days on market

Built 1993 7,165 sqft lot $186/sqft · at area comps Est $272k · 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 +11.4/30.0
• ARV discount +9.7/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated 3 Bedroom and 2 Bath home has New LVP Flooring without transitions, New Appliances, Fresh Paint, and Custom Tile Shower and Fixture upgrades. This home is on a quiet street and has no homes behind and across the street. A New Privacy fence in the backyard along with an oversized shed with power are some additional features.

Key facts

• 7,165 sq ft lot
• 3 parking spots
• Built 1993

Property features AI

Exterior

• Parking: Three or more parking spaces
• Security: Smoke detectors
• Utilities: Public sewer; Well water
• Home design: Single-story; Frame construction with vinyl siding; Asphalt shingle roof; Slab foundation; Outside city limits; Rectangular lot
• Construction: Built with frame construction; Vinyl siding; Asphalt shingle roof; Slab foundation; Excellent condition
• Exterior features: Fenced yard; Covered patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Pull-down attic stairs; Stone counters; Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (25.8% below list).
• Recommended offer: $192k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 50 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $105k; list at $259k implies a 147% gain — meaningful room to come down on a strong offer.

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 $192,218 (25.8% 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 50 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $272,286
• List price: $259,000
• Delta: -4.88%
• 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
2320 Mcnamara St	0.33mi	3/2.0	1,461 (+5%)	1mo	$276,500	$189	76
2272 Henry Clay St	0.06mi	3/2.0	1,250 (-10%)	5mo	$234,900	$188	76
2029 Mcnamara St	0.38mi	3/2.0	1,353 (-3%)	3mo	$260,000	$192	75
2441 Dupard St	0.26mi	3/2.0	1,464 (+5%)	8mo	$274,900	$188	73
1909 Mcnamara St	0.47mi	3/2.0	1,514 (+8%)	1mo	$224,999	$149	63
2328 Dupard St	0.24mi	3/2.0	1,563 (+12%)	7mo	$210,000	$134	63
1861 Caroline St	0.58mi	3/2.0	1,470 (+5%)	4mo	$245,000	$167	61
1105 Forest Ln	0.50mi	3/2.0	1,311 (-6%)	8mo	$235,000	$179	60
1605 Labarre St	0.74mi	3/2.0	1,478 (+6%)	8mo	$279,000	$189	49
205 Surgi Dr	0.74mi	3/2.0	1,529 (+10%)	6mo	$220,000	$144	44
2313 Orleans St	0.61mi	3/1.0	1,197 (-14%)	2mo	$130,000	$109	42
100 Oakwood Dr	0.72mi	3/2.0	1,542 (+10%)	9mo	$235,000	$152	42

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-51,430
• Equity at exit: $38,618

10-year hold

• IRR: -18.6%
• Equity multiple: 0.08×
• Total profit: $-66,985
• Equity at exit: $22,394

Cash invested: $72,520 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-89

Break-even live

Break-even rent $2,035

Max offer price $243,198

Occupancy floor 100%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 McNamara St Mandeville, LA	3.0	2.0	1404	$1,900	$1.35	17d	1	0.32mi
102 Trace Loop Unit 1 Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	43d	1	0.44mi
98 Trace Loop Unit 1 Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	17d	1	0.45mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	43d	1	0.46mi
104 Trace Loop Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	43d	1	0.47mi
68 Trace Loop Mandeville, LA	3.0	2.0	1747	$2,000	$1.14	23d	1	0.49mi
304 Teal Ct Mandeville, LA	2.0	2.0	1132	$1,425	$1.26	23d	1	0.52mi
309 Teal Ct Mandeville, LA	2.0	2.0	1132	$1,425	$1.26	43d	1	0.55mi
9 Trace Loop Mandeville, LA	3.0	2.0	1660	$2,300	$1.39	23d	1	0.60mi
129 Mead Ct Mandeville, LA	3.0	2.0	1580	$1,850	$1.17	3d	1	0.68mi
1605 Dupard St Mandeville, LA	4.0	2.0	1495	$2,200	$1.47	11d	1	0.78mi
1819 Orleans St Mandeville, LA	3.0	2.0	1207	$1,895	$1.57	23d	1	0.80mi
818 Carroll St Mandeville, LA	2.0	2.5	1260	$1,950	$1.55	23d	1	0.81mi
820 Lafitte St Unit 207 Mandeville, LA	2.0	2.0	1217	$1,675	$1.38	43d	1	0.83mi
810 Lafitte St Unit 105 Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	43d	1	0.83mi
810 Lafitte St Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	43d	1	0.83mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,995	$1.53	3d	1	0.84mi
565 Ramon St Unit A Mandeville, LA	4.0	2.0	1440	$2,000	$1.39	43d	1	1.10mi
565 Ramon St Unit A Mandeville, LA	4.0	2.0	1440	$2,000	$1.39	11d	1	1.10mi
518 Ramon St Mandeville, LA	3.0	2.5	1445	$1,550	$1.07	11d	1	1.14mi
426 Lafitte St Mandeville, LA	3.0	2.5	1660	$2,700	$1.63	3d	1	1.21mi
602 Foy St Mandeville, LA	3.0	2.0	1360	$2,500	$1.84	3d	1	1.22mi
418 Lafitte St Mandeville, LA	2.0	2.0	950	$2,650	$2.79	11d	1	1.23mi
143 Remmy Ct Mandeville, LA	2.0	2.0	1200	$1,600	$1.33	23d	1	1.28mi
2130 Jefferson St Mandeville, LA	2.0	1.0	1290	$1,800	$1.40	43d	1	1.39mi

Listing history 21 events

1. 2026-06-18
   days on market $259,000 Active 50 DOM
2. 2026-06-17
   days on market $259,000 Active 49 DOM
3. 2026-06-16
   days on market $259,000 Active 48 DOM
4. 2026-06-15
   days on market $259,000 Active 47 DOM
5. 2026-06-13
   days on market $259,000 Active 45 DOM
6. 2026-06-10
   days on market $259,000 Active 42 DOM
7. 2026-06-09
   days on market $259,000 Active 41 DOM
8. 2026-06-08
   days on market $259,000 Active 40 DOM
9. 2026-06-07
   pricedays on market $259,000 Active 39 DOM
10. 2026-06-03
    days on market $269,000 Active 35 DOM

    Show marketing remark (352 chars)

    This beautifully renovated 3 Bedroom and 2 Bath home has New LVP Flooring without transitions, New Appliances, Fresh Paint, and Custom Tile Shower and Fixture upgrades. This home is on a quiet street and has no homes behind and across the street. A New Privacy fence in the backyard along with an oversized shed with power are some additional features.

11. 2026-06-02
    days on market $269,000 Active 34 DOM
12. 2026-06-01
    days on market $269,000 Active 33 DOM
13. 2026-05-31
    days on market $269,000 Active 32 DOM
14. 2026-04-29
    listed $269,000 Active 363-char remark

    Show marketing remark (352 chars)

    This beautifully renovated 3 Bedroom and 2 Bath home has New LVP Flooring without transitions, New Appliances, Fresh Paint, and Custom Tile Shower and Fixture upgrades. This home is on a quiet street and has no homes behind and across the street. A New Privacy fence in the backyard along with an oversized shed with power are some additional features.

15. 2026-04-29
    listed $269,000 Active 363-char remark

    Show marketing remark (352 chars)

    This beautifully renovated 3 Bedroom and 2 Bath home has New LVP Flooring without transitions, New Appliances, Fresh Paint, and Custom Tile Shower and Fixture upgrades. This home is on a quiet street and has no homes behind and across the street. A New Privacy fence in the backyard along with an oversized shed with power are some additional features.

16. 2025-03-26
    listed $2,200
17. 2024-10-15
    soldstatus $105,000
18. 1999-05-19
    soldstatus $88,000
19. 1999-05-14
    soldstatus $88,000
20. 1999-01-15
    listed $92,500
21. 1999-01-15
    listed $92,500

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $1,702 · $142/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $23,066
• − Mortgage interest: −$14,508
• − Property taxes: −$1,702
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$7,535
• Taxable loss: −$5,664
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $286/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

+180.0% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $259,000 AcadianaMLS
• 2026-06-03 Price Changed $259,000 GSREIN
• 2026-04-29 Listed $269,000 GSREIN
• 2026-04-29 Listed $269,000 AcadianaMLS
• 2025-03-26 Listed for Rent $2,200 REDFIN
• 2024-10-15 Sold (Public Records) $105,000 Public Records
• 1999-05-19 Sold (Public Records) $88,000 Public Records
• 1999-05-14 Sold (MLS) $88,000 GSREIN
• 1999-01-15 Listed $92,500 AcadianaMLS
• 1999-01-15 Listed $92,500 GSREIN

Property tax history

+0.4%/yr

Latest (2025): $1,702 · +104.6% YoY. Source: county tax records.