72422 Rose St · Covington, LA 70435

$90,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 454 Days on market

Built 1969 Fair condition 5,000 sqft lot $83/sqft · 44% below area Est $162k · 44% under ↓ 40% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! This is a great equity builder and a chance to make your vision a reality. Check out this charming, cozy 3bed/ 1bath home surrounded by rustic scenery. The property is in a succession and all documentation is complete. All measurements are approximate. Seller will make no repairs and/or improvements. Sold in as is condition.

Key facts

• 5,000 sq ft lot
• Parking
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 4.2% 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.
• Zoned schools: Abita Springs Elementary School (math 57% / reading 72%, grade B, #40 of 646 statewide, top 7%, 672 students, 54% 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 41% FRL track the district average.
• Market conditions: 605 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $50k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.49%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (median comp): $161,898
• List price: $90,000
• Delta: -44.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21136 Fern St	0.30mi	3/1.0	1,092 (+1%)	1mo	$138,000	$126	84
72351 Rose St	0.13mi	3/1.5	1,120 (+3%)	5mo	$163,000	$146	82
72348 Nursery St	0.16mi	3/2.0	1,120 (+3%)	5mo	$150,000	$134	79
72360 Jasmine St	0.23mi	3/2.0	1,211 (+12%)	4mo	$62,000	$51	62
72475 Jasmine St	0.16mi	4/2.0 (+1)	1,200 (+11%)	10mo	$80,500	$67	57
21101 Saint Ann St	0.42mi	3/2.0	1,161 (+7%)	11mo	$235,000	$202	56
72343 Manor St	0.65mi	3/2.0	1,171 (+8%)	11mo	$195,000	$167	43
21105 Saint Ann St	0.41mi	3/2.0	1,190 (+10%)	22mo	$205,000	$172	43
72345 Homestead St	0.51mi	3/2.0	1,167 (+8%)	23mo	$230,000	$197	40
72452 Plantation St	0.52mi	3/2.5	1,212 (+12%)	16mo	$174,500	$144	37
72268 Kustenmacher Rd	0.59mi	2/2.0 (-1)	1,229 (+13%)	16mo	$230,000	$187	28

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $43,576
• Equity at exit: $13,419

10-year hold

• IRR: 46.7%
• Equity multiple: 5.48×
• Total profit: $112,810
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 8 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $178,000 ($162/sqft)
• Median days on market: 16 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.8% vs current asking $/sqft

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

ZIP-level market 70435

• Home prices YoY: -27.3%
• Active inventory: 605
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $913

Break-even live

Break-even rent $710

Max offer price $90,000

Occupancy floor 46%

Sensitivity live

Price	-10% $964	-5% $939	+0% $913	+5% $888	+10% $862
Rent	-10% $766	-5% $840	+0% $913	+5% $987	+10% $1,061
Rate	-1.0pp $959	-0.5pp $936	base $913	+0.5pp $890	+1.0pp $866

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72475 Jasmine St Covington, LA	4.0	2.0	1200	$1,595	$1.33	184d	1	0.17mi
22070 Louisiana 59 Unit 120 Abita Springs, LA	2.0	2.0	1100	$1,400	$1.27	1d	1	0.85mi
21482 Pearl St Unit 2 Abita Springs, LA	2.0	1.0	930	$1,400	$1.51	184d	1	0.99mi
21482 Pearl St Unit 2 Abita Springs, LA	2.0	1.0	930	$1,400	$1.51	1d	1	0.99mi
72167 Gum St Abita Springs, LA	2.0	2.0	900	$1,950	$2.17	31d	1	1.03mi
72167 Gum St Abita Springs, LA	2.0	2.0	900	$1,950	$2.17	10d	1	1.03mi

Listing history 50 events

1. 2026-10-16
   days on market $90,000 Active 454 DOM
2. 2026-10-15
   days on market $90,000 Active 453 DOM
3. 2026-10-14
   days on market $90,000 Active 452 DOM
4. 2026-10-13
   days on market $90,000 Active 451 DOM
5. 2026-10-12
   days on market $90,000 Active 450 DOM
6. 2026-10-11
   days on market $90,000 Active 449 DOM
7. 2026-10-10
   days on market $90,000 Active 448 DOM
8. 2026-10-09
   days on market $90,000 Active 447 DOM
9. 2026-10-08
   days on market $90,000 Active 446 DOM
10. 2026-10-07
    days on market $90,000 Active 445 DOM
11. 2026-10-07
    days on market $90,000 Active 444 DOM
12. 2026-10-05
    days on market $90,000 Active 443 DOM
13. 2026-10-04
    days on market $90,000 Active 442 DOM
14. 2026-10-04
    days on market $90,000 Active 441 DOM
15. 2026-10-02
    days on market $90,000 Active 440 DOM
16. 2026-10-01
    days on market $90,000 Active 439 DOM
17. 2026-09-30
    days on market $90,000 Active 438 DOM
18. 2026-09-29
    days on market $90,000 Active 437 DOM
19. 2026-09-28
    days on market $90,000 Active 436 DOM
20. 2026-09-27
    days on market $90,000 Active 435 DOM
21. 2026-09-25
    days on market $90,000 Active 433 DOM
22. 2026-09-24
    days on market $90,000 Active 432 DOM
23. 2026-09-23
    days on market $90,000 Active 431 DOM
24. 2026-09-22
    days on market $90,000 Active 430 DOM
25. 2026-09-21
    days on market $90,000 Active 429 DOM
26. 2026-09-20
    days on market $90,000 Active 428 DOM
27. 2026-09-19
    days on market $90,000 Active 427 DOM
28. 2026-09-18
    days on market $90,000 Active 426 DOM
29. 2026-09-17
    days on market $90,000 Active 425 DOM
30. 2026-09-16
    days on market $90,000 Active 424 DOM
31. 2026-09-15
    days on market $90,000 Active 423 DOM
32. 2026-09-14
    days on market $90,000 Active 422 DOM
33. 2026-09-13
    days on market $90,000 Active 421 DOM
34. 2026-09-12
    days on market $90,000 Active 420 DOM
35. 2026-09-05
    days on market $90,000 Active 413 DOM
36. 2026-09-04
    days on market $90,000 Active 412 DOM
37. 2026-09-03
    days on market $90,000 Active 411 DOM
38. 2026-08-31
    days on market $90,000 Active 408 DOM
39. 2026-08-29
    days on market $90,000 Active 406 DOM
40. 2026-08-28
    days on market $90,000 Active 405 DOM
41. 2026-08-27
    days on market $90,000 Active 404 DOM
42. 2026-08-25
    days on market $90,000 Active 402 DOM
43. 2026-08-23
    days on market $90,000 Active 400 DOM
44. 2026-08-22
    days on market $90,000 Active 399 DOM
45. 2026-08-21
    days on market $90,000 Active 398 DOM
46. 2026-08-20
    days on market $90,000 Active 397 DOM
47. 2026-08-19
    days on market $90,000 Active 396 DOM
48. 2026-08-18
    days on market $90,000 Active 395 DOM
49. 2026-08-17
    days on market $90,000 Active 394 DOM
50. 2026-08-16
    days on market $90,000 Active 393 DOM

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $613 · $51/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $22,388
• − Mortgage interest: −$5,041
• − Property taxes: −$613
• − Insurance: −$450
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$2,618
• Taxable income: $10,083
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $8,540/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $27,125–$48,825 screening

This home requires significant repairs and updates to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, and bathrooms all need attention. Painting and updating these areas can significantly enhance the home's curb appeal and resale value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears to be in poor condition with visible damage and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear to be in poor condition with visible damage and missing shutters
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior appears to be in poor condition with visible damage and missing shutters

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Peeling paint and siding
• Major flooring — Worn hardwood flooring
• Major interior walls — Peeling paint and signs of wear
• Major bathroom fixtures — Dated and worn appearance

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal ↑
• Resale Replace flooring — New flooring can enhance the home's overall appearance ↑
• Resale Paint interior walls — Fresh paint can make the interior look more inviting ↑
• Resale Update bathroom fixtures — Modern fixtures can add value and functionality ↑
• Both Replace roof — A new roof will improve the home's value and reduce maintenance costs ↑
• Both Replace exterior siding — Fresh siding will improve the home's curb appeal and increase its value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Abita Springs Elementary School B LA #40/646 Nat'l #5,189/41,679 Middle Fontainebleau Junior High School C LA #26/218 Nat'l #3,460/14,009 High Fontainebleau High School C LA #23/265 Nat'l #3,934/17,239

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 75/100

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

• County: Saint Tammany Parish · 286,725 people
• City population: 64,351
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,475
• Household income: $80,926
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 3% 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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -76.03%
• Current HPI: 202.0458
• Rent YoY: —
• 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

-40.0% since first listed

12 events — show timeline

• 2026-04-15 Relisted — AcadianaMLS
• 2026-04-15 Price Changed $105,000 AcadianaMLS
• 2026-04-15 Price Changed $105,000 GSREIN
• 2026-04-15 Relisted — GSREIN
• 2026-03-04 Listing Removed — GSREIN
• 2025-10-06 Price Changed $130,000 AcadianaMLS
• 2025-10-06 Price Changed $130,000 GSREIN
• 2025-07-07 Price Changed $140,000 AcadianaMLS
• 2025-07-07 Price Changed $140,000 GSREIN
• 2025-06-06 Listed $140,000 AcadianaMLS
• 2025-06-06 Listed $175,000 GSREIN
• 2025-06-06 Listed $175,000 AcadianaMLS

Property tax history

-2.3%/yr

Latest (2025): $613 · -4.0% YoY. Source: county tax records.