2085 Dundee Loop North · Abita Springs, LA 70420

$215,000

3 bd · 2.5 ba · 1,449 sqft · SingleFamily public records · 106 Days on market

Built 2008 1,785 sqft lot $148/sqft · at area comps Est $208k · at est. $50/mo HOA · 3% of rent

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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 +14.2/30.0
• ARV discount +6.0/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2.5BA Townhome in The Villas of Abita Springs - Move-In Ready! Brand new fortified roof April 2026!! Well-maintained 3-bedroom, 2.5-bath townhome located in the desirable Villas of Abita Springs. This home is in excellent condition and offers a comfortable, functional layout for everyday living or a low-maintenance lifestyle. The kitchen is equipped with appliances that remain, including a gas stove with built-in griddle and refrigerator, while the washer and dryer also stay, making this home truly move-in ready. Spacious living and dining areas provide a welcoming space to relax or host guests, while the bedrooms offer comfortable accommodations. Enjoy the convenience of HOA-maintained living. The HOA includes weekly grass cutting, pool and cabana maintenance, green space upkeep, and retention pond maintenance, helping provide a worry-free lifestyle. Conveniently located just minutes from everything Abita Springs has to offer, including local dining, shopping, parks, and the charm of this popular Northshore community.

Key facts

• Weekly grass cutting
• Green space upkeep
• $50 HOA

Tags

• WASHER AND DRYER STAY
• HOA MAINTAINED LIVING
• WEEKLY GRASS CUTTING
• POOL AND CABANA MAINTENANCE
• GREEN SPACE UPKEEP
• RETENTION POND MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $34 ($404/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 $180k (16.2% below list).
• Recommended offer: $180k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Abita Springs — 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 (#11 in LA, #3,024 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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.
• 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: 153 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 106 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $132k; list at $215k implies a 62% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,088 (16.2% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.84% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $207,915
• List price: $215,000
• Delta: 3.41%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Abita Oaks Blvd	0.20mi	3/2.0	1,508 (+4%)	1mo	$335,000	$222	81
139 Abita Oaks Loop	0.11mi	3/2.0	1,508 (+4%)	9mo	$293,000	$194	79
142 Abita Oaks Loop	0.08mi	3/2.0	1,508 (+4%)	13mo	$284,000	$188	76
140 Abita Oaks Loop	0.09mi	2/2.0 (-1)	1,345 (-7%)	2mo	$250,000	$186	75
72059 Cypress St	0.43mi	3/2.0	1,425 (-2%)	5mo	$330,000	$232	71
22236 8th St	0.20mi	3/2.0	1,642 (+13%)	11mo	$343,740	$209	57
71463 Haynes St	0.73mi	3/2.0	1,438 (-1%)	12mo	$325,000	$226	52
32996 Peters St	0.72mi	3/2.0	1,472 (+2%)	11mo	$280,000	$190	52
71202 Bryan St	0.59mi	3/2.0	1,563 (+8%)	8mo	$270,000	$173	50
71187 Bryan St	0.63mi	3/2.0	1,308 (-10%)	6mo	$246,000	$188	47
21510 Pearl St	0.71mi	3/2.5	1,653 (+14%)	11mo	$365,000	$221	34
22995 Paul St	0.68mi	3/2.0	1,657 (+14%)	10mo	$325,000	$196	34

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-32,728
• Equity at exit: $32,057

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-25,870
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

ZIP-level market 70420

• Home prices YoY: -28.8%
• Active inventory: 153
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$90
• HOA: −$50
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $34

Break-even live

Break-even rent $1,758

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $155	-5% $95	+0% $34	+5% $-27	+10% $-88
Rent	-10% $-109	-5% $-37	+0% $34	+5% $105	+10% $176
Rate	-1.0pp $142	-0.5pp $88	base $34	+0.5pp $-22	+1.0pp $-79

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2093 Dundee Loop N Abita Springs, LA	3.0	2.5	1449	$1,750	$1.21	45d	1	0.03mi
22596 Level St Abita Springs, LA	3.0	2.5	1439	$2,200	$1.53	21d	1	0.69mi
71187 Sanders St Abita Springs, LA	3.0	2.0	1130	$2,200	$1.95	45d	1	0.70mi
21482 Pearl St Unit 2 Abita Springs, LA	2.0	1.0	930	$1,400	$1.51	45d	1	0.75mi
70150 Tee Bourg Ln Mandeville, LA	3.0	2.0	1850	$1,700	$0.92	45d	1	1.49mi
72475 Jasmine St Covington, LA	4.0	2.0	1200	$1,595	$1.33	45d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gaspool

Listing history 22 events

1. 2026-06-21
   days on market $215,000 Active 106 DOM
2. 2026-06-18
   days on market $215,000 Active 103 DOM
3. 2026-06-17
   days on market $215,000 Active 102 DOM
4. 2026-06-16
   days on market $215,000 Active 101 DOM
5. 2026-06-15
   days on market $215,000 Active 100 DOM
6. 2026-06-13
   days on market $215,000 Active 98 DOM
7. 2026-06-10
   days on market $215,000 Active 95 DOM
8. 2026-06-09
   days on market $215,000 Active 94 DOM
9. 2026-06-08
   days on market $215,000 Active 93 DOM
10. 2026-06-07
    days on market $215,000 Active 92 DOM
11. 2026-06-03
    days on market $215,000 Active 88 DOM
12. 2026-06-02
    days on market $215,000 Active 87 DOM
13. 2026-06-01
    days on market $215,000 Active 86 DOM
14. 2026-05-31
    days on market $215,000 Active 85 DOM
15. 2026-04-11
    price $220,000 1038-char remark

    Show marketing remark (1045 chars)

    3BR/2.5BA Townhome in The Villas of Abita Springs – Move-In Ready! Brand new fortified roof April 2026!! Well-maintained 3-bedroom, 2.5-bath townhome located in the desirable Villas of Abita Springs. This home is in excellent condition and offers a comfortable, functional layout for everyday living or a low-maintenance lifestyle. The kitchen is equipped with appliances that remain, including a gas stove with built-in griddle and refrigerator, while the washer and dryer also stay, making this home truly move-in ready. Spacious living and dining areas provide a welcoming space to relax or host guests, while the bedrooms offer comfortable accommodations. Enjoy the convenience of HOA-maintained living. The HOA includes weekly grass cutting, pool and cabana maintenance, green space upkeep, and retention pond maintenance, helping provide a worry-free lifestyle. Conveniently located just minutes from everything Abita Springs has to offer, including local dining, shopping, parks, and the charm of this popular Northshore community.

16. 2026-04-11
    price $220,000 1045-char remark

    Show marketing remark (1045 chars)

    3BR/2.5BA Townhome in The Villas of Abita Springs – Move-In Ready! Brand new fortified roof April 2026!! Well-maintained 3-bedroom, 2.5-bath townhome located in the desirable Villas of Abita Springs. This home is in excellent condition and offers a comfortable, functional layout for everyday living or a low-maintenance lifestyle. The kitchen is equipped with appliances that remain, including a gas stove with built-in griddle and refrigerator, while the washer and dryer also stay, making this home truly move-in ready. Spacious living and dining areas provide a welcoming space to relax or host guests, while the bedrooms offer comfortable accommodations. Enjoy the convenience of HOA-maintained living. The HOA includes weekly grass cutting, pool and cabana maintenance, green space upkeep, and retention pond maintenance, helping provide a worry-free lifestyle. Conveniently located just minutes from everything Abita Springs has to offer, including local dining, shopping, parks, and the charm of this popular Northshore community.

17. 2026-03-07
    listed $215,000 Active 1038-char remark

    Show marketing remark (1045 chars)

    3BR/2.5BA Townhome in The Villas of Abita Springs – Move-In Ready! Brand new fortified roof April 2026!! Well-maintained 3-bedroom, 2.5-bath townhome located in the desirable Villas of Abita Springs. This home is in excellent condition and offers a comfortable, functional layout for everyday living or a low-maintenance lifestyle. The kitchen is equipped with appliances that remain, including a gas stove with built-in griddle and refrigerator, while the washer and dryer also stay, making this home truly move-in ready. Spacious living and dining areas provide a welcoming space to relax or host guests, while the bedrooms offer comfortable accommodations. Enjoy the convenience of HOA-maintained living. The HOA includes weekly grass cutting, pool and cabana maintenance, green space upkeep, and retention pond maintenance, helping provide a worry-free lifestyle. Conveniently located just minutes from everything Abita Springs has to offer, including local dining, shopping, parks, and the charm of this popular Northshore community.

18. 2026-03-07
    listed $215,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    3BR/2.5BA Townhome in The Villas of Abita Springs – Move-In Ready! Brand new fortified roof April 2026!! Well-maintained 3-bedroom, 2.5-bath townhome located in the desirable Villas of Abita Springs. This home is in excellent condition and offers a comfortable, functional layout for everyday living or a low-maintenance lifestyle. The kitchen is equipped with appliances that remain, including a gas stove with built-in griddle and refrigerator, while the washer and dryer also stay, making this home truly move-in ready. Spacious living and dining areas provide a welcoming space to relax or host guests, while the bedrooms offer comfortable accommodations. Enjoy the convenience of HOA-maintained living. The HOA includes weekly grass cutting, pool and cabana maintenance, green space upkeep, and retention pond maintenance, helping provide a worry-free lifestyle. Conveniently located just minutes from everything Abita Springs has to offer, including local dining, shopping, parks, and the charm of this popular Northshore community.

19. 2014-01-30
    soldstatus $132,500
20. 2014-01-27
    soldstatus $132,500
21. 2013-08-02
    listed $145,000
22. 2013-08-02
    listed $145,000

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $21,611
• − Mortgage interest: −$12,043
• − Property taxes: −$1,464
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$600
• − Depreciation: −$6,255
• Taxable loss: −$3,284
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $1,192/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 — Abita Springs

• Score: 77/100
• State rank: #11
• US rank: #3024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abita Springs, LA
• Population (ZIP): 7,965

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 8% Black 7%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 19% Italian 4% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -74.38%
• Current HPI: 184.2219
• 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

+51.7% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $220,000 AcadianaMLS
• 2026-04-11 Price Changed $220,000 GSREIN
• 2026-03-07 Listed $215,000 GSREIN
• 2026-03-07 Listed $215,000 AcadianaMLS
• 2014-01-30 Sold (Public Records) $132,500 Public Records
• 2014-01-27 Sold (MLS) $132,500 GSREIN
• 2013-08-02 Listed $145,000 AcadianaMLS
• 2013-08-02 Listed $145,000 GSREIN

Property tax history

-3.2%/yr

Latest (2025): $1,464 · -2.8% YoY. Source: county tax records.