1171 Viola St · Mandeville, LA 70448

$245,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 158 Days on market

Built 1988 5,418 sqft lot $163/sqft · 7% below area Est $252k · at est.

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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 +13.0/30.0
• ARV discount +8.8/15.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC 3bd/2bth Mandeville home with easy access to Hwy 59, I-12, Causeway, shopping and restaurants! Roof 4yrs old, HVAC 3yr old, Water Heater 4yrs old! Home features spacious living room with wood burning fireplace and trey ceiling, large dining room, and generous kitchen with granite counters and tons of cabinets space. Primary bedroom has large walk-in closet. Spacious bedrooms throughout. Tile floor in main living areas. Backyard features storage shed and fully fenced yard. Ample off-street parking with extended driveway. Flood zone C! Highly sought out schools Magnolia/Marigny Elementary, Lake Harbor Middle, Fontainebleau Jr, and Lakeshore High. Qualifies for 100% financing! A MUST SEE! Make it yours today!

Key facts

• Easy access to i-12
• Storage shed
• Fully fenced yard

Tags

• EASY ACCESS TO HWY 59
• EASY ACCESS TO I-12
• EASY ACCESS TO CAUSEWAY
• STORAGE SHED
• FULLY FENCED YARD
• AMPLE OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-12 ($-146/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.2% below list).
• Recommended offer: $193k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Fontainebleau Junior High School (math 38% / reading 62%, grade C, #26 of 218 statewide, top 12%, 877 students, 37% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 158 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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 $193,128 (21.2% 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 158 days. Have you received any prior offers? Is the seller open to a 21% 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 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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $252,351
• List price: $245,000
• Delta: -2.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 Viola St	0.02mi	3/2.0	1,400 (-7%)	16mo	$170,000	$121	74
1418 Viola St	0.20mi	3/2.0	1,480 (-2%)	18mo	$221,000	$149	73
1060 Elmer St	0.19mi	3/2.0	1,313 (-13%)	3mo	$185,000	$141	68
1400 Viola St	0.16mi	3/2.0	1,696 (+13%)	7mo	$299,000	$176	66
1506 Franklin St	0.28mi	4/2.0 (+1)	1,455 (-3%)	15mo	$259,000	$178	64
949 Chevreuil St	0.71mi	3/2.0	1,505 (+0%)	20mo	$265,000	$176	50
2359 Swan Ct	0.74mi	3/2.0	1,606 (+7%)	8mo	$289,000	$180	47
1125 Milan Dr	0.54mi	4/2.0 (+1)	1,594 (+6%)	21mo	$309,000	$194	42
825 Fay St	0.72mi	3/2.0	1,371 (-9%)	14mo	$237,500	$173	40
821 Fay St	0.72mi	3/2.0	1,370 (-9%)	14mo	$265,000	$193	39

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-44,240
• Equity at exit: $36,530

10-year hold

• IRR: -15.2%
• Equity multiple: 0.21×
• Total profit: $-54,386
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-12

Break-even live

Break-even rent $1,947

Max offer price $242,852

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $57	+0% $-12	+5% $-82	+10% $-151
Rent	-10% $-165	-5% $-88	+0% $-12	+5% $64	+10% $140
Rate	-1.0pp $111	-0.5pp $50	base $-12	+0.5pp $-76	+1.0pp $-140

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Elmer St Mandeville, LA	3.0	2.0	1219	$1,600	$1.31	45d	1	0.20mi
2058 Olvey Dr Mandeville, LA	4.0	2.0	2105	$2,575	$1.22	23d	1	0.28mi
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	45d	1	0.36mi
143 Remmy Ct Mandeville, LA	2.0	2.0	1200	$1,600	$1.33	25d	1	0.46mi
909 Chevreuil St Mandeville, LA	3.0	2.0	1561	$2,300	$1.47	16d	1	0.77mi
735 Nancy St Mandeville, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	0.89mi
129 Mead Ct Mandeville, LA	3.0	2.0	1580	$1,850	$1.17	5d	1	1.06mi
2440 Biron St Mandeville, LA	3.0	2.0	1250	$1,750	$1.40	5d	1	1.06mi
2630 Rue Weller Mandeville, LA	3.0	2.0	1288	$2,000	$1.55	25d	1	1.06mi
817 Norval St Mandeville, LA	3.0	2.0	1518	$1,950	$1.28	45d	1	1.09mi
805 Norval St Mandeville, LA	3.0	2.0	1600	$2,000	$1.25	5d	1	1.11mi

Listing history 38 events

1. 2026-06-21
   days on market $245,000 Active 158 DOM
2. 2026-06-18
   days on market $245,000 Active 155 DOM
3. 2026-06-17
   days on market $245,000 Active 154 DOM
4. 2026-06-16
   days on market $245,000 Active 153 DOM
5. 2026-06-15
   days on market $245,000 Active 152 DOM
6. 2026-06-13
   days on market $245,000 Active 150 DOM
7. 2026-06-10
   days on market $245,000 Active 147 DOM
8. 2026-06-09
   days on market $245,000 Active 146 DOM
9. 2026-06-08
   days on market $245,000 Active 145 DOM
10. 2026-06-07
    days on market $245,000 Active 144 DOM
11. 2026-06-03
    days on market $245,000 Active 140 DOM
12. 2026-06-02
    days on market $245,000 Active 139 DOM
13. 2026-06-01
    days on market $245,000 Active 138 DOM
14. 2026-05-31
    days on market $245,000 Active 137 DOM
15. 2026-03-14
    price $245,000 725-char remark

    Show marketing remark (725 chars)

    FANTASTIC 3bd/2bth Mandeville home with easy access to Hwy 59, I-12, Causeway, shopping and restaurants! Roof 4yrs old, HVAC 3yr old, Water Heater 4yrs old! Home features spacious living room with wood burning fireplace and trey ceiling, large dining room, and generous kitchen with granite counters and tons of cabinets space. Primary bedroom has large walk-in closet. Spacious bedrooms throughout. Tile floor in main living areas. Backyard features storage shed and fully fenced yard. Ample off-street parking with extended driveway. Flood zone C! Highly sought out schools Magnolia/Marigny Elementary, Lake Harbor Middle, Fontainebleau Jr, and Lakeshore High. Qualifies for 100% financing! A MUST SEE! Make it yours today!

16. 2026-03-02
    price $245,000 725-char remark

    Show marketing remark (725 chars)

    FANTASTIC 3bd/2bth Mandeville home with easy access to Hwy 59, I-12, Causeway, shopping and restaurants! Roof 4yrs old, HVAC 3yr old, Water Heater 4yrs old! Home features spacious living room with wood burning fireplace and trey ceiling, large dining room, and generous kitchen with granite counters and tons of cabinets space. Primary bedroom has large walk-in closet. Spacious bedrooms throughout. Tile floor in main living areas. Backyard features storage shed and fully fenced yard. Ample off-street parking with extended driveway. Flood zone C! Highly sought out schools Magnolia/Marigny Elementary, Lake Harbor Middle, Fontainebleau Jr, and Lakeshore High. Qualifies for 100% financing! A MUST SEE! Make it yours today!

17. 2026-01-14
    listed $250,000 Active 725-char remark

    Show marketing remark (725 chars)

    FANTASTIC 3bd/2bth Mandeville home with easy access to Hwy 59, I-12, Causeway, shopping and restaurants! Roof 4yrs old, HVAC 3yr old, Water Heater 4yrs old! Home features spacious living room with wood burning fireplace and trey ceiling, large dining room, and generous kitchen with granite counters and tons of cabinets space. Primary bedroom has large walk-in closet. Spacious bedrooms throughout. Tile floor in main living areas. Backyard features storage shed and fully fenced yard. Ample off-street parking with extended driveway. Flood zone C! Highly sought out schools Magnolia/Marigny Elementary, Lake Harbor Middle, Fontainebleau Jr, and Lakeshore High. Qualifies for 100% financing! A MUST SEE! Make it yours today!

18. 2026-01-14
    listed $250,000 Active 725-char remark

    Show marketing remark (725 chars)

    FANTASTIC 3bd/2bth Mandeville home with easy access to Hwy 59, I-12, Causeway, shopping and restaurants! Roof 4yrs old, HVAC 3yr old, Water Heater 4yrs old! Home features spacious living room with wood burning fireplace and trey ceiling, large dining room, and generous kitchen with granite counters and tons of cabinets space. Primary bedroom has large walk-in closet. Spacious bedrooms throughout. Tile floor in main living areas. Backyard features storage shed and fully fenced yard. Ample off-street parking with extended driveway. Flood zone C! Highly sought out schools Magnolia/Marigny Elementary, Lake Harbor Middle, Fontainebleau Jr, and Lakeshore High. Qualifies for 100% financing! A MUST SEE! Make it yours today!

19. 2024-04-05
    soldstatus $220,333 Closed
20. 2024-04-05
    soldstatus $220,333
21. 2024-03-15
    historical Active Under Contract
22. 2024-03-14
    price $224,900
23. 2024-02-26
    price $229,000
24. 2024-02-07
    listed $224,900
25. 2024-02-07
    listed $239,000 Active
26. 2022-11-19
    historical
27. 2020-09-29
    soldstatus $159,500
28. 2020-09-23
    soldstatus $159,500 Closed
29. 2020-08-06
    status Pending
30. 2020-08-05
    listed $160,000 Active
31. 2020-08-05
    listed $160,000
32. 2003-07-10
    soldstatus $113,000
33. 2003-07-09
    soldstatus $113,000
34. 2003-05-21
    listed $114,900
35. 2003-05-21
    listed $114,900
36. 2003-03-20
    soldstatus $73,900
37. 2003-01-04
    listed $79,900
38. 2003-01-04
    listed $79,900

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 ≥108°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: $23,175
• − Mortgage interest: −$13,724
• − Property taxes: −$1,812
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$7,127
• Taxable loss: −$4,421
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $915/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

+206.6% since first listed

24 events — show timeline

• 2026-03-14 Price Changed $245,000 AcadianaMLS
• 2026-03-02 Price Changed $245,000 GSREIN
• 2026-01-14 Listed $250,000 GSREIN
• 2026-01-14 Listed $250,000 AcadianaMLS
• 2024-04-05 Sold (Public Records) $220,333 Public Records
• 2024-04-05 Sold (MLS) $220,333 GSREIN
• 2024-03-15 Contingent — GSREIN
• 2024-03-14 Price Changed $224,900 GSREIN
• 2024-02-26 Price Changed $229,000 GSREIN
• 2024-02-07 Listed $239,000 GSREIN
• 2024-02-07 Listed $224,900 AcadianaMLS
• 2022-11-19 Rental Removed — GSREIN
• 2020-09-29 Sold (Public Records) $159,500 Public Records
• 2020-09-23 Sold (MLS) $159,500 GSREIN
• 2020-08-06 Pending — GSREIN
• 2020-08-05 Listed $160,000 AcadianaMLS
• 2020-08-05 Listed $160,000 GSREIN
• 2003-07-10 Sold (Public Records) $113,000 Public Records
• 2003-07-09 Sold (MLS) $113,000 GSREIN
• 2003-05-21 Listed $114,900 AcadianaMLS
• 2003-05-21 Listed $114,900 GSREIN
• 2003-03-20 Sold (MLS) $73,900 GSREIN
• 2003-01-04 Listed $79,900 AcadianaMLS
• 2003-01-04 Listed $79,900 GSREIN

Property tax history

+1.0%/yr

Latest (2025): $1,812 · +7.9% YoY. Source: county tax records.