733 Heavens Dr #4 · Mandeville, LA 70471

$1,370

2 bd · 1.5 ba · 1,098 sqft · SingleFamily public records · 1 Days on market

Built 1995

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Mandeville. END UNIT! No Carpet! Beautiful 2-Story, 2 Bedroom, 1.5 Bath Condo For Lease Just Off Highway 22! Overlooking a peaceful pond, this charming condo offers the perfect blend of comfort, convenience, and location. Zoned for highly sought-after Blue Ribbon Schools and only minutes to the Causeway Bridge -- ideal for commuters! Inside, enjoy stylish new wood-look vinyl flooring throughout -- absolutely NO carpet! Spacious bedrooms feature walk-in closets, and the private fenced rear patio is perfect for relaxing or entertaining. Kitchen includes range/oven and dishwasher, plus washer/dryer hookups conveniently located inside the unit. Close to shopping, dining, and everything Mandeville has to offer. Call today for more information or to schedule your private tour before it's gone!

Key facts

• Parking
• Pool
• Built 1995

Property features AI

Finance

• HOA & community: Part of Bradford Row association; Community clubhouse

Exterior

• Parking: Off-street parking; Driveway
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding exterior; Shingle roof; Property in excellent condition; Condo
• Construction: Built on a slab foundation
• Exterior features: Permeable paving; Outside city limits; Rectangular lot; In-ground pool

Interior

• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Wood-burning fireplace

🏷️ Possibly a rental listed for sale. The $1,370 price doesn't fit this home's estimated sale value (~$214,110) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Cap rate 1050.0% vs local median 3.5% 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: schools A+, employment 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.
• Market conditions: Rents rising (+3.3%/yr); 225 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $10 of loan paydown is wiped out by about $41 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 + 3.3% rent growth), your $384 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 21y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,370

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 110.97% ✓
• Cap rate: 1050.04%
• Cash-on-cash: 3727.66%
• DSCR: 166.86
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $214,110
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 Forest Loop	0.39mi	3/1.0 (+1)	975 (-11%)	20mo	$189,900	$195	40
260 Forest Loop	0.49mi	3/2.0 (+1)	994 (-10%)	19mo	$203,000	$204	38
410 Forest Loop	0.48mi	3/2.0 (+1)	1,220 (+11%)	18mo	$218,500	$179	37

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 199.61×
• Total profit: $76,186
• Equity at exit: $204

10-year hold

• IRR: —
• Equity multiple: 434.23×
• Total profit: $166,189
• Equity at exit: $118

Cash invested: $384 (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 70471

• Home prices YoY: -29.2%
• Rents YoY: 3.3%
• Active inventory: 225
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $21/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $1,192

Break-even live

Break-even rent $12

Max offer price $1,370

Occupancy floor 17%

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: $342
• Closing costs: $41
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Heavens Dr #3 Mandeville, LA	2.0	1.5	1102	$1,350	$1.23	43d	1	0.03mi
733 Heavens Dr #4 Mandeville, LA	2.0	1.5	1098	$1,370	$1.25	10d	1	0.03mi
736 Heavens Dr #8 Mandeville, LA	2.0	1.5	1300	$1,400	$1.08	43d	1	0.07mi
740 Heavens Dr #10 Mandeville, LA	3.0	2.5	1296	$1,800	$1.39	16d	1	0.07mi
4840 Highway 22 Mandeville, LA	2.0–3.0	2.0	1341	$1,425	$1.06	43d	1	0.10mi
500 Aries Dr Unit 4B Mandeville, LA	2.0	1.5	1400	$2,400	$1.71	43d	1	0.12mi
500 Aries Dr Mandeville, LA	2.0	1.5–2.5	1400	$2,020	$1.44	2d	2	0.12mi
700 Heavens Dr Unit 5 Mandeville, LA	2.0	1.0	1100	$1,200	$1.09	43d	1	0.14mi
Parkview Blvd #410 Parish Governing Authority District 4, LA	2.0	2.0	825	$1,300	$1.58	43d	1	0.16mi
103 Parkview Blvd #103 Mandeville, LA	2.0	2.0	830	$1,300	$1.57	16d	1	0.16mi
544 Cedarwood Dr Mandeville, LA	2.0	1.5	1205	$1,400	$1.16	43d	1	0.29mi
509 Cedarwood Dr #509 Mandeville, LA	3.0	2.5	1320	$1,675	$1.27	23d	1	0.30mi
631 Cedarwood Dr Mandeville, LA	2.0	1.5	1130	$1,300	$1.15	23d	1	0.33mi
32 S Court Villa Dr #32 Mandeville, LA	2.0	2.0	1285	$2,200	$1.71	43d	1	0.66mi
200 Chapel Crk Mandeville, LA	1.0–3.0	1.0–2.0	1175	$1,392	$1.18	1d	11	1.09mi
207 Walnut St Mandeville, LA	3.0	2.0	1075	$1,800	$1.67	3d	1	1.48mi

Listing history 2 events

1. 2026-06-03
   remarks 687-char remark

   Show marketing remark (822 chars)

   Located in the heart of Mandeville. END UNIT! No Carpet! Beautiful 2-Story, 2 Bedroom, 1.5 Bath Condo For Lease Just Off Highway 22! Overlooking a peaceful pond, this charming condo offers the perfect blend of comfort, convenience, and location. Zoned for highly sought-after Blue Ribbon Schools and only minutes to the Causeway Bridge -- ideal for commuters! Inside, enjoy stylish new wood-look vinyl flooring throughout -- absolutely NO carpet! Spacious bedrooms feature walk-in closets, and the private fenced rear patio is perfect for relaxing or entertaining. Kitchen includes range/oven and dishwasher, plus washer/dryer hookups conveniently located inside the unit. Close to shopping, dining, and everything Mandeville has to offer. Call today for more information or to schedule your private tour before it's gone!

2. 2026-06-03
   listed $1,370 Active 1 DOM

   Show marketing remark (822 chars)

   Located in the heart of Mandeville. END UNIT! No Carpet! Beautiful 2-Story, 2 Bedroom, 1.5 Bath Condo For Lease Just Off Highway 22! Overlooking a peaceful pond, this charming condo offers the perfect blend of comfort, convenience, and location. Zoned for highly sought-after Blue Ribbon Schools and only minutes to the Causeway Bridge -- ideal for commuters! Inside, enjoy stylish new wood-look vinyl flooring throughout -- absolutely NO carpet! Spacious bedrooms feature walk-in closets, and the private fenced rear patio is perfect for relaxing or entertaining. Kitchen includes range/oven and dishwasher, plus washer/dryer hookups conveniently located inside the unit. Close to shopping, dining, and everything Mandeville has to offer. Call today for more information or to schedule your private tour before it's gone!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,244
• − Mortgage interest: −$77
• − Property taxes: −$21
• − Insurance: −$7
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$40
• Taxable income: $15,181
• Est. tax owed @ 24.0%: −$3,643
• After-tax cash flow: $10,656/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

• Census place: Mandeville, LA
• County: Saint Tammany Parish · 228,296 people
• City population: 50,537
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 24,199
• Household income: $96,501
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 475.0

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% Two or more races 8% Hispanic / Latino 8% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 15% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -77.41%
• Current HPI: 188.0159
• Rent YoY: ▲ 3.32%
• 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

-98.8% since first listed

18 events — show timeline

• 2026-06-03 Listed $1,370 GSREIN
• 2026-06-03 Listed $1,370 AcadianaMLS
• 2023-11-21 Rental Removed $1,350 GSREIN
• 2023-10-28 Listed for Rent $1,350 GSREIN
• 2022-07-08 Sold (MLS) $136,000 GSREIN
• 2022-07-05 Listed $136,000 AcadianaMLS
• 2022-07-05 Listed $136,000 GSREIN
• 2012-05-21 Sold (Public Records) $80,000 Public Records
• 2012-01-31 Sold (MLS) $80,000 GSREIN
• 2011-12-15 Listed $84,500 AcadianaMLS
• 2011-12-15 Listed $84,500 GSREIN
• 2006-12-04 Sold (Public Records) $143,000 Public Records
• 2006-11-29 Sold (MLS) $140,000 GSREIN
• 2006-10-23 Listed $145,000 GSREIN
• 2006-10-23 Listed $145,000 AcadianaMLS
• 2005-11-22 Sold (MLS) $118,500 GSREIN
• 2005-06-04 Listed $118,500 GSREIN
• 2005-06-04 Listed $118,500 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $1,227 · -3.4% YoY. Source: county tax records.