66132 Cypress St · Mandeville, LA 70448

$254,000

3 bd · 2.0 ba · 1,349 sqft · SingleFamily public records · 13 Days on market

Built 2009 0.55 ac lot $188/sqft · at area comps Est $268k · 5% 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 +11.8/30.0
• ARV discount +9.8/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 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

Welcome to 66132 Cypress St, a charming home nestled on a spacious half-acre lot in a serene cul-de-sac, conveniently located south of I-12 within the highly regarded Mandeville school district. This inviting residence boasts a brand new roof and offers a perfect blend of comfort and modern upgrades. Step inside to discover a beautifully designed interior featuring luxury vinyl plank flooring that flows throughout the home. The heart of the home is the open-concept living area, complete with a built-in desk nook, ideal for work or study. The kitchen equipped with stainless steel appliances and elegant granite countertops, making meal prep a delight. Retreat to the primary suite, where you'll find not one, but two generous walk-in closets, along with a relaxing garden tub and a separate shower. The hall bath has been tastefully updated with a modern vanity. Step outside to your expansive, fully fenced backyard, providing a private oasis for outdoor entertainment and relaxation. Enjoy the new oversized covered patio (30x15), perfect for hosting gatherings or enjoying a quiet morning coffee under the majestic oak in the front yard. A convenient 12x12 shed offers additional storage for your tools and equipment. Completing this wonderful home is a spacious two-car attached garage, ensuring plenty of parking and storage options. Don't miss your chance to make this beautiful property your own--schedule a showing today!

Key facts

• Half-acre lot
• Brand new roof
• Cul-de-sac

Tags

• HALF-ACRE LOT
• CUL-DE-SAC
• MANDEVILLE SCHOOL DISTRICT
• BRAND NEW ROOF
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LIVING AREA

Property features AI

Exterior

• Parking: Attached garage with two spaces and garage door opener; RV access/parking; Boat parking
• Security: Security system
• Utilities: Well water; Septic tank
• Home design: Single-story; Vinyl siding construction; Shingle roof; Slab foundation; Condition: Excellent
• Construction: Built with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Fence; Covered patio/porch; Shed(s); Irregular, oversized lot outside city limits

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Granite counters; Stainless steel appliances; Security system
• 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 $254k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (25.9% below list).
• Recommended offer: $188k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% 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: 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: Marigny Elementary School (456 students, 33% FRL); Mandeville Middle School (math 61% / reading 69%, grade A-, #8 of 218 statewide, top 3%, 538 students, 23% FRL); Lakeshore High School (math 42% / reading 61%, grade D+, #35 of 265 statewide, top 13%, 949 students, 34% FRL).
• Market conditions: Rents rising (+1.1%/yr); 263 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,217 (25.9% 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. 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: 0.74% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $267,742
• List price: $254,000
• Delta: -5.13%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66132 Cypress St	0.00mi	3/2.0	1,373 (+2%)	0mo	$254,000	$185	97
66104 Cypress St	0.06mi	3/2.0	1,378 (+2%)	0mo	$225,000	$163	93
23396 Oscar St	0.70mi	3/2.0	1,432 (+6%)	4mo	$338,000	$236	53

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-49,380
• Equity at exit: $37,872

10-year hold

• IRR: -17.7%
• Equity multiple: 0.11×
• Total profit: $-63,428
• Equity at exit: $21,961

Cash invested: $71,120 (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: 263
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$1,332
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-71

Break-even live

Break-even rent $1,972

Max offer price $241,452

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $1	+0% $-71	+5% $-143	+10% $-215
Rent	-10% $-220	-5% $-145	+0% $-71	+5% $3	+10% $78
Rate	-1.0pp $57	-0.5pp $-6	base $-71	+0.5pp $-137	+1.0pp $-204

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	45d	1	1.27mi

Listing history 10 events

1. 2026-05-16
   status Pending 1435-char remark

   Show marketing remark (1435 chars)

   Welcome to 66132 Cypress St, a charming home nestled on a spacious half-acre lot in a serene cul-de-sac, conveniently located south of I-12 within the highly regarded Mandeville school district. This inviting residence boasts a brand new roof and offers a perfect blend of comfort and modern upgrades. Step inside to discover a beautifully designed interior featuring luxury vinyl plank flooring that flows throughout the home. The heart of the home is the open-concept living area, complete with a built-in desk nook, ideal for work or study. The kitchen equipped with stainless steel appliances and elegant granite countertops, making meal prep a delight. Retreat to the primary suite, where you'll find not one, but two generous walk-in closets, along with a relaxing garden tub and a separate shower. The hall bath has been tastefully updated with a modern vanity. Step outside to your expansive, fully fenced backyard, providing a private oasis for outdoor entertainment and relaxation. Enjoy the new oversized covered patio (30x15), perfect for hosting gatherings or enjoying a quiet morning coffee under the majestic oak in the front yard. A convenient 12x12 shed offers additional storage for your tools and equipment. Completing this wonderful home is a spacious two-car attached garage, ensuring plenty of parking and storage options. Don't miss your chance to make this beautiful property your own--schedule a showing today!

2. 2026-05-16
   historical Active Under Contract 1446-char remark

   Show marketing remark (1435 chars)

   Welcome to 66132 Cypress St, a charming home nestled on a spacious half-acre lot in a serene cul-de-sac, conveniently located south of I-12 within the highly regarded Mandeville school district. This inviting residence boasts a brand new roof and offers a perfect blend of comfort and modern upgrades. Step inside to discover a beautifully designed interior featuring luxury vinyl plank flooring that flows throughout the home. The heart of the home is the open-concept living area, complete with a built-in desk nook, ideal for work or study. The kitchen equipped with stainless steel appliances and elegant granite countertops, making meal prep a delight. Retreat to the primary suite, where you'll find not one, but two generous walk-in closets, along with a relaxing garden tub and a separate shower. The hall bath has been tastefully updated with a modern vanity. Step outside to your expansive, fully fenced backyard, providing a private oasis for outdoor entertainment and relaxation. Enjoy the new oversized covered patio (30x15), perfect for hosting gatherings or enjoying a quiet morning coffee under the majestic oak in the front yard. A convenient 12x12 shed offers additional storage for your tools and equipment. Completing this wonderful home is a spacious two-car attached garage, ensuring plenty of parking and storage options. Don't miss your chance to make this beautiful property your own--schedule a showing today!

3. 2026-05-14
   listed $254,000 Active 1435-char remark

   Show marketing remark (1435 chars)

   Welcome to 66132 Cypress St, a charming home nestled on a spacious half-acre lot in a serene cul-de-sac, conveniently located south of I-12 within the highly regarded Mandeville school district. This inviting residence boasts a brand new roof and offers a perfect blend of comfort and modern upgrades. Step inside to discover a beautifully designed interior featuring luxury vinyl plank flooring that flows throughout the home. The heart of the home is the open-concept living area, complete with a built-in desk nook, ideal for work or study. The kitchen equipped with stainless steel appliances and elegant granite countertops, making meal prep a delight. Retreat to the primary suite, where you'll find not one, but two generous walk-in closets, along with a relaxing garden tub and a separate shower. The hall bath has been tastefully updated with a modern vanity. Step outside to your expansive, fully fenced backyard, providing a private oasis for outdoor entertainment and relaxation. Enjoy the new oversized covered patio (30x15), perfect for hosting gatherings or enjoying a quiet morning coffee under the majestic oak in the front yard. A convenient 12x12 shed offers additional storage for your tools and equipment. Completing this wonderful home is a spacious two-car attached garage, ensuring plenty of parking and storage options. Don't miss your chance to make this beautiful property your own--schedule a showing today!

4. 2026-05-14
   listed $254,000 Active 1446-char remark

   Show marketing remark (1435 chars)

   Welcome to 66132 Cypress St, a charming home nestled on a spacious half-acre lot in a serene cul-de-sac, conveniently located south of I-12 within the highly regarded Mandeville school district. This inviting residence boasts a brand new roof and offers a perfect blend of comfort and modern upgrades. Step inside to discover a beautifully designed interior featuring luxury vinyl plank flooring that flows throughout the home. The heart of the home is the open-concept living area, complete with a built-in desk nook, ideal for work or study. The kitchen equipped with stainless steel appliances and elegant granite countertops, making meal prep a delight. Retreat to the primary suite, where you'll find not one, but two generous walk-in closets, along with a relaxing garden tub and a separate shower. The hall bath has been tastefully updated with a modern vanity. Step outside to your expansive, fully fenced backyard, providing a private oasis for outdoor entertainment and relaxation. Enjoy the new oversized covered patio (30x15), perfect for hosting gatherings or enjoying a quiet morning coffee under the majestic oak in the front yard. A convenient 12x12 shed offers additional storage for your tools and equipment. Completing this wonderful home is a spacious two-car attached garage, ensuring plenty of parking and storage options. Don't miss your chance to make this beautiful property your own--schedule a showing today!

5. 2016-02-19
   soldstatus $177,000
6. 2016-02-18
   soldstatus $177,000 Sold

   Show marketing remark (535 chars)

   Stained concrete floors throughout, 3 cm granite countertops in the kitchen. stainless steel appliances, concrete countertops in bathrooms, concrete sink in guest bathroom, 42” custom made cabinets, vessel sinks above countertop in master bath, two walk in closets in master bath, garden tub and separate shower in master bath, 9’ ceilings throughout the house, wood crown molding whole house, under cabinet and over cabinet lighting, recessed lighting in living room, located at end of street on cul du sac, Oversized Lot.

7. 2016-01-16
   status Under Contract

   Show marketing remark (535 chars)

   Stained concrete floors throughout, 3 cm granite countertops in the kitchen. stainless steel appliances, concrete countertops in bathrooms, concrete sink in guest bathroom, 42” custom made cabinets, vessel sinks above countertop in master bath, two walk in closets in master bath, garden tub and separate shower in master bath, 9’ ceilings throughout the house, wood crown molding whole house, under cabinet and over cabinet lighting, recessed lighting in living room, located at end of street on cul du sac, Oversized Lot.

8. 2015-10-16
   listed $178,900 Active

   Show marketing remark (535 chars)

   Stained concrete floors throughout, 3 cm granite countertops in the kitchen. stainless steel appliances, concrete countertops in bathrooms, concrete sink in guest bathroom, 42” custom made cabinets, vessel sinks above countertop in master bath, two walk in closets in master bath, garden tub and separate shower in master bath, 9’ ceilings throughout the house, wood crown molding whole house, under cabinet and over cabinet lighting, recessed lighting in living room, located at end of street on cul du sac, Oversized Lot.

9. 2015-10-16
   listed $178,900

   Show marketing remark (535 chars)

   Stained concrete floors throughout, 3 cm granite countertops in the kitchen. stainless steel appliances, concrete countertops in bathrooms, concrete sink in guest bathroom, 42” custom made cabinets, vessel sinks above countertop in master bath, two walk in closets in master bath, garden tub and separate shower in master bath, 9’ ceilings throughout the house, wood crown molding whole house, under cabinet and over cabinet lighting, recessed lighting in living room, located at end of street on cul du sac, Oversized Lot.

10. 2005-08-19
    soldstatus $25,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $22,586
• − Mortgage interest: −$14,228
• − Property taxes: −$1,441
• − Insurance: −$1,270
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$7,389
• Taxable loss: −$5,356
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $433/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

+916.0% since first listed

13 events — show timeline

• 2026-06-12 Sold (MLS) $254,000 GSREIN
• 2026-06-12 Sold (MLS) $254,000 AcadianaMLS
• 2026-05-27 Pending — GSREIN
• 2026-05-16 Pending — AcadianaMLS
• 2026-05-16 Contingent — GSREIN
• 2026-05-14 Listed $254,000 GSREIN
• 2026-05-14 Listed $254,000 AcadianaMLS
• 2016-02-19 Sold (Public Records) $177,000 Public Records
• 2016-02-18 Sold (MLS) $177,000 GSREIN
• 2016-01-16 Pending — GSREIN
• 2015-10-16 Listed $178,900 GSREIN
• 2015-10-16 Listed $178,900 AcadianaMLS
• 2005-08-19 Sold (Public Records) $25,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,441 · -3.6% YoY. Source: county tax records.