Carson V J Plan · Covington, LA 70435

$333,990

4 bd · 2.0 ba · 2,123 sqft · SingleFamily · 155 Days on market

Good condition

---

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 +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Carson V J floor plan by DSLD Homes, a spacious and thoughtfully designed residence that blends comfort, style, and energy efficiency. Offering 2,123 square feet of living space and a total area of 2,847 square feet, this floor plan is ideal for growing families or homeowners seeking room to live, relax, and entertain in a smart, sustainable home. The open floor plan layout creates a welcoming atmosphere, connecting the kitchen, dining, and living areas for a seamless flow that makes everyday living and hosting guests a breeze. With four large bedrooms and two full bathrooms, the Carson V J provides the space and flexibility you need for work, play, and everything in between. At the heart of the home, the kitchen features modern recessed can lighting, a walk-in pantry, and easy access to a stylish boot bench-a functional detail that adds convenience near the home's entry. The living room also includes recessed lighting, offering a warm, well-lit space for relaxing with family or entertaining guests. The luxurious master suite includes a double vanity, a spacious walk-in closet, a tranquil garden tub, and a separate shower, creating a private retreat for homeowners to unwind in style. Additional features such as a covered patio, two-car garage, and siding exterior enhance the home's curb appeal and outdoor usability. As with all DSLD Homes, the Carson V J is built with a commitment to energy efficiency, reducing utility costs and supporting a healthier environ

Key facts

• Stylish boot bench
• Recessed lighting
• Walk-in pantry

Tags

• CARSON V J FLOOR PLAN
• OPEN FLOOR PLAN LAYOUT
• MODERN RECESSED CAN LIGHTING
• WALK-IN PANTRY
• STYLISH BOOT BENCH
• RECESSED LIGHTING

🏗️ New construction. The $333,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $406,631.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $334k).
• Recommended offer: $294k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.9% 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.
• Market conditions: 365 active listings in the ZIP; 2 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).
• At $3,382/mo this rent would consume 50% of the median local household income ($81k/yr) (locally 296% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 155 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,911 (12.0% 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 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $406,631
• List price: $333,990
• Delta: -17.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13208 Riverlake Dr	0.25mi	4/2.0	1,984 (-6%)	4mo	$320,000	$161	74
13316 Riverlake Dr	0.38mi	3/2.0 (-1)	2,214 (+4%)	4mo	$340,000	$154	67
14034 S Lakeshore Dr	0.55mi	4/3.0	2,224 (+5%)	6mo	$413,277	$186	57
13603 Riverlake Dr	0.69mi	4/3.5	2,206 (+4%)	2mo	$425,000	$193	54
13394 Riverlake Dr	0.45mi	4/3.0	1,843 (-13%)	3mo	$309,000	$168	51
13462 Riverlake Dr	0.51mi	3/2.5 (-1)	1,830 (-14%)	11mo	$294,000	$161	37
13115 Raehyo Ln	0.70mi	4/2.0	2,292 (+8%)	22mo	$389,000	$170	36

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-74,652
• Equity at exit: $60,630

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-76,145
• Equity at exit: $35,158

Cash invested: $113,857 (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 70435

• Home prices YoY: -27.3%
• Active inventory: 365
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,382 medium
• Mortgage (P&I): −$2,132
• Tax est. 1.5%: −$508 /mo · $6,099/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-138

Break-even live

Break-even rent $3,557

Max offer price $386,611

Occupancy floor 99%

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: $101,658
• Closing costs: $12,199
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,650	$2.15	12d	1	1.47mi
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,950	$2.32	3d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $333,990 Active 155 DOM
2. 2026-06-17
   days on market $333,990 Active 154 DOM
3. 2026-06-16
   days on market $333,990 Active 153 DOM
4. 2026-06-15
   days on market $333,990 Active 152 DOM
5. 2026-06-13
   days on market $333,990 Active 150 DOM
6. 2026-06-10
   days on market $333,990 Active 147 DOM
7. 2026-06-09
   days on market $333,990 Active 146 DOM
8. 2026-06-08
   days on market $333,990 Active 145 DOM
9. 2026-06-07
   days on market $333,990 Active 144 DOM
10. 2026-06-03
    days on market $333,990 Active 140 DOM
11. 2026-06-02
    days on market $333,990 Active 139 DOM
12. 2026-06-01
    days on market $333,990 Active 138 DOM
13. 2026-05-31
    days on market $333,990 Active 137 DOM
14. 2026-01-14
    listed $333,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Discover the Carson V J floor plan by DSLD Homes, a spacious and thoughtfully designed residence that blends comfort, style, and energy efficiency. Offering 2,123 square feet of living space and a total area of 2,847 square feet, this floor plan is ideal for growing families or homeowners seeking room to live, relax, and entertain in a smart, sustainable home. The open floor plan layout creates a welcoming atmosphere, connecting the kitchen, dining, and living areas for a seamless flow that makes everyday living and hosting guests a breeze. With four large bedrooms and two full bathrooms, the Carson V J provides the space and flexibility you need for work, play, and everything in between. At the heart of the home, the kitchen features modern recessed can lighting, a walk-in pantry, and easy access to a stylish boot bench-a functional detail that adds convenience near the home's entry. The living room also includes recessed lighting, offering a warm, well-lit space for relaxing with family or entertaining guests. The luxurious master suite includes a double vanity, a spacious walk-in closet, a tranquil garden tub, and a separate shower, creating a private retreat for homeowners to unwind in style. Additional features such as a covered patio, two-car garage, and siding exterior enhance the home's curb appeal and outdoor usability. As with all DSLD Homes, the Carson V J is built with a commitment to energy efficiency, reducing utility costs and supporting a healthier environ

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,584
• − Mortgage interest: −$22,778
• − Property taxes: −$6,099
• − Insurance: −$2,033
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − Depreciation: −$11,829
• Taxable loss: −$8,649
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $416/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 · 2 photos

Good 80/100 Cosmetic rehab

The Carson V J floor plan by DSLD Homes is in good condition with a good condition score of 80. It requires cosmetic updates such as painting the exterior siding and replacing the roof shingles to enhance its curb appeal and value. The kitchen and other systems appear to be in good condition, and updates like smart home features and modernizing the kitchen can significantly boost its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace roof shingles — Long-term durability and aesthetic improvement
• Resale Update kitchen appliances — Modernizes the space and attracts buyers
• Both Install smart home features — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace roof shingles — Long-term durability and aesthetic improvement ↑
• Resale Update kitchen appliances — Modernizes the space and attracts buyers ↑
• Both Install smart home features — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 228,296 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: 296.0

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -76.03%
• Current HPI: 202.0458
• Rent YoY: —
• 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

1 event — show timeline

• 2026-01-14 Listed $333,990 Zillow