68471 La 41 Hwy · Pearl River, LA 70452

$175,000

2 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 504 Days on market

Built 1984 0.51 ac lot $142/sqft · 48% above area Est $189k · 7% under

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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 +15.5/30.0
• ARV discount +10.8/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• 1% rule +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

Key facts

• 0.51 acre lot
• 3 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $69 ($833/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 $143k (18.1% below list).
• Recommended offer: $143k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Pearl River — 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 51/100 on livability (#419 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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: Sixth Ward Elementary School (math 42% / reading 57%, grade D, #129 of 646 statewide, top 21%, 321 students, 63% FRL); Creekside Junior High (math 22% / reading 35%, grade F, #119 of 218 statewide, top 57%, 534 students, 53% FRL); Pearl River High School (math 22% / reading 36%, grade F, #132 of 265 statewide, top 50%, 830 students, 55% FRL) — zoned schools average 57% FRL vs 40% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 49% district-wide (-13 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 159 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 504 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $143,272 (18.1% below list)

Questions for the listing agent

1. It's been on market 504 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $188,927
• List price: $175,000
• Delta: -7.37%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36426 Joe Moore Rd	0.43mi	2/2.0	1,120 (-9%)	10mo	$60,000	$54	57

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-24,004
• Equity at exit: $26,093

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-15,486
• Equity at exit: $15,131

Cash invested: $49,000 (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 70452

• Home prices YoY: -26.1%
• Active inventory: 159
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $69

Break-even live

Break-even rent $1,345

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $169	-5% $119	+0% $69	+5% $20	+10% $-30
Rent	-10% $-44	-5% $13	+0% $69	+5% $126	+10% $183
Rate	-1.0pp $158	-0.5pp $114	base $69	+0.5pp $24	+1.0pp $-22

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $175,000 Active 504 DOM
2. 2026-06-18
   days on market $175,000 Active 501 DOM
3. 2026-06-17
   days on market $175,000 Active 500 DOM
4. 2026-06-16
   days on market $175,000 Active 499 DOM
5. 2026-06-15
   days on market $175,000 Active 498 DOM
6. 2026-06-13
   days on market $175,000 Active 496 DOM
7. 2026-06-10
   days on market $175,000 Active 493 DOM
8. 2026-06-09
   days on market $175,000 Active 492 DOM
9. 2026-06-08
   days on market $175,000 Active 491 DOM
10. 2026-06-07
    days on market $175,000 Active 490 DOM
11. 2026-06-03
    days on market $175,000 Active 486 DOM
12. 2026-06-02
    days on market $175,000 Active 485 DOM
13. 2026-06-01
    days on market $175,000 Active 484 DOM
14. 2026-05-31
    days on market $175,000 Active 483 DOM
15. 2026-01-13
    price $175,000 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

16. 2026-01-13
    status Active 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

17. 2026-01-13
    price $175,000 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

18. 2025-11-10
    status Pending 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

19. 2025-08-21
    status Active 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

20. 2025-08-21
    historical 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

21. 2025-05-14
    price $180,000 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

22. 2025-05-14
    price $180,000 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

23. 2025-05-05
    status Active 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

24. 2025-04-26
    status Pending 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

25. 2025-01-17
    price $187,000 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

26. 2025-01-17
    price $187,000 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

27. 2024-11-20
    listed $192,000 Active 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

28. 2024-11-20
    listed $192,000 Active 801-char remark

    Show marketing remark (801 chars)

    Your home in a woodland wonderland! Experience complete serenity and seclusion on this half acre property. You'll love the open spaces and cool vibes in this home, whose shape is designed for efficient air circulation and even temperatures throughout. Spacious den includes a cozy fireplace and enough room for a second gathering area. The dining room is flooded with light complements of four skylights in the cathedral ceiling and a sliding back door overlooking the peaceful property. Your kitchen features a wrap-around hi-top breakfast bar and double sinks. Expansive owner's suite bedroom has space for an office or sitting room. Spa style bath includes double vanities, separate soaker tub and sky light. Plenty of flex space including a separate rec room or home office. Special gem! Come see!

29. 2018-05-11
    listed $150,000
30. 2018-04-12
    listed $160,000
31. 2002-03-09
    listed $105,900

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$101/yr (+$8/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,193
• − Mortgage interest: −$9,803
• − Property taxes: −$861
• − Insurance: −$875
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$5,091
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,358/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 — Pearl River

• Score: 51/100
• State rank: #419
• US rank: #25262

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,290

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 11% Romanian 1% Italian 1%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -55.29%
• Current HPI: 156.9714
• 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

+65.3% since first listed

17 events — show timeline

• 2026-01-13 Price Changed $175,000 AcadianaMLS
• 2026-01-13 Relisted — GSREIN
• 2026-01-13 Price Changed $175,000 GSREIN
• 2025-11-10 Pending — GSREIN
• 2025-08-21 Relisted — GSREIN
• 2025-08-21 Listing Removed — GSREIN
• 2025-05-14 Price Changed $180,000 AcadianaMLS
• 2025-05-14 Price Changed $180,000 GSREIN
• 2025-05-05 Relisted — GSREIN
• 2025-04-26 Pending — GSREIN
• 2025-01-17 Price Changed $187,000 AcadianaMLS
• 2025-01-17 Price Changed $187,000 GSREIN
• 2024-11-20 Listed $192,000 GSREIN
• 2024-11-20 Listed $192,000 AcadianaMLS
• 2018-05-11 Listed $150,000 AcadianaMLS
• 2018-04-12 Listed $160,000 AcadianaMLS
• 2002-03-09 Listed $105,900 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2017): $861 · -0.4% YoY. Source: county tax records.