2061 Dupre St · Mandeville, LA 70448

$248,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 32 Days on market

Built 1977 Est $235k · 6% over

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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 +13.9/30.0
• ARV discount +4.9/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive, solid brick home boasts tree-shaded, fenced lot with rear yard access. You'll appreciated the large living area with neutral colors and wood burning fireplace. The breakfast/dining area is also spacious with room for desk area and views of the shady, fenced back yard. Patio is screened for added entertaining and enjoyment. Kitchen has had cosmetic updates plus lots of cabinets and pantry. Primary bedroom is ample with large shower in bath. Tenant occupied and needs notice to show. Tenant may stay if buyer is an investor. Desirable area and schools!

Key facts

• Views of back yard
• Tree-shaded lot
• Rear yard access

Tags

• TREE-SHADED LOT
• FENCED LOT
• REAR YARD ACCESS
• WOOD BURNING FIREPLACE
• SPACIOUS BREAKFAST DINING AREA
• VIEWS OF BACK YARD

Property features AI

Finance

• Other: Listing is human-modified

Exterior

• Parking: Driveway; Three or more parking spaces
• Utilities: Well water; Sewer to treatment plant
• Home design: Single-story; Brick construction; Shingle roof; Very good condition; Slab foundation; Property faces unspecified direction
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Enclosed porch; Covered porch; Screened porch; Fence; Rectangular lot; Outside city limits

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Kitchen and baths have had some updates
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Pantry; Pull-down attic stairs; Wood-burning fireplace
• 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 $248k.

Deal economics

• At list price, monthly cash flow is $29 ($350/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 $199k (19.6% below list).
• Recommended offer: $199k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Woodlake Elementary School (math 72% / reading 72%, grade A-, #18 of 646 statewide, top 3%, 548 students, 32% 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).
• Zoned-school proficiency averages 63% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the St. Tammany Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 263 active listings in the ZIP; 13 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 32 days — a 3% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $81k; list at $248k implies a 206% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,399 (19.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $234,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Joans St	0.07mi	3/2.0	1,282 (-7%)	2mo	$250,000	$195	84
2098 Dupre St	0.06mi	3/2.0	1,276 (-7%)	5mo	$245,000	$192	81
2018 Steven St	0.13mi	3/2.0	1,455 (+6%)	8mo	$258,000	$177	77
895 Joans St	0.11mi	3/2.0	1,227 (-11%)	2mo	$172,000	$140	76
2415 Biron St	0.45mi	3/2.0	1,340 (-2%)	6mo	$224,900	$168	70
1720 Dupre St	0.32mi	3/2.0	1,475 (+8%)	7mo	$259,000	$176	67
625 Nancy St	0.28mi	3/2.0	1,229 (-10%)	7mo	$238,000	$194	64
701 Armand St	0.20mi	3/2.0	1,554 (+13%)	8mo	$200,000	$129	62
2155 Biron St	0.34mi	3/2.0	1,548 (+13%)	1mo	$260,000	$168	62
755 Labarre St	0.45mi	3/2.0	1,532 (+12%)	1mo	$258,000	$168	59
2761 Rue Weller St	0.60mi	3/2.0	1,488 (+8%)	3mo	$210,000	$141	56
669 Labarre St	0.46mi	3/2.0	1,549 (+13%)	3mo	$265,000	$171	54

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-42,218
• Equity at exit: $36,978

10-year hold

• IRR: -13.3%
• Equity multiple: 0.28×
• Total profit: $-49,735
• Equity at exit: $21,443

Cash invested: $69,440 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $29

Break-even live

Break-even rent $1,957

Max offer price $248,000

Occupancy floor 94%

Sensitivity live

Price	-10% $170	-5% $99	+0% $29	+5% $-41	+10% $-111
Rent	-10% $-128	-5% $-50	+0% $29	+5% $108	+10% $187
Rate	-1.0pp $154	-0.5pp $92	base $29	+0.5pp $-35	+1.0pp $-100

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Norval St Mandeville, LA	3.0	2.0	1600	$2,000	$1.25	5d	1	0.09mi
817 Norval St Mandeville, LA	3.0	2.0	1518	$1,950	$1.28	45d	1	0.09mi
735 Nancy St Mandeville, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	0.23mi
909 Chevreuil St Mandeville, LA	3.0	2.0	1561	$2,300	$1.47	16d	1	0.28mi
2440 Biron St Mandeville, LA	3.0	2.0	1250	$1,750	$1.40	5d	1	0.47mi
2630 Rue Weller Mandeville, LA	3.0	2.0	1288	$2,000	$1.55	25d	1	0.57mi
1010 Elmer St Mandeville, LA	3.0	2.0	1219	$1,600	$1.31	45d	1	0.83mi
143 Remmy Ct Mandeville, LA	2.0	2.0	1200	$1,600	$1.33	25d	1	1.07mi
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	45d	1	1.08mi
1605 Dupard St Mandeville, LA	4.0	2.0	1495	$2,200	$1.47	13d	1	1.12mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,995	$1.53	5d	1	1.16mi
129 Mead Ct Mandeville, LA	3.0	2.0	1580	$1,850	$1.17	5d	1	1.17mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	45d	1	1.30mi

Listing history 20 events

1. 2026-06-21
   days on market $248,000 Active 32 DOM
2. 2026-06-18
   days on market $248,000 Active 29 DOM
3. 2026-06-17
   days on market $248,000 Active 28 DOM
4. 2026-06-16
   days on market $248,000 Active 27 DOM
5. 2026-06-15
   days on market $248,000 Active 26 DOM
6. 2026-06-13
   days on market $248,000 Active 24 DOM
7. 2026-06-10
   days on market $248,000 Active 21 DOM
8. 2026-06-09
   days on market $248,000 Active 20 DOM
9. 2026-06-08
   days on market $248,000 Active 19 DOM
10. 2026-06-07
    days on market $248,000 Active 18 DOM
11. 2026-06-03
    days on market $248,000 Active 14 DOM
12. 2026-06-02
    days on market $248,000 Active 13 DOM
13. 2026-06-01
    days on market $248,000 Active 12 DOM
14. 2026-05-31
    days on market $248,000 Active 11 DOM
15. 2026-05-20
    listed $248,000 Active

    Show marketing remark (566 chars)

    Attractive, solid brick home boasts tree-shaded, fenced lot with rear yard access. You'll appreciated the large living area with neutral colors and wood burning fireplace. The breakfast/dining area is also spacious with room for desk area and views of the shady, fenced back yard. Patio is screened for added entertaining and enjoyment. Kitchen has had cosmetic updates plus lots of cabinets and pantry. Primary bedroom is ample with large shower in bath. Tenant occupied and needs notice to show. Tenant may stay if buyer is an investor. Desirable area and schools!

16. 2026-05-20
    listed $248,000 Active 566-char remark

    Show marketing remark (566 chars)

    Attractive, solid brick home boasts tree-shaded, fenced lot with rear yard access. You'll appreciated the large living area with neutral colors and wood burning fireplace. The breakfast/dining area is also spacious with room for desk area and views of the shady, fenced back yard. Patio is screened for added entertaining and enjoyment. Kitchen has had cosmetic updates plus lots of cabinets and pantry. Primary bedroom is ample with large shower in bath. Tenant occupied and needs notice to show. Tenant may stay if buyer is an investor. Desirable area and schools!

17. 2001-05-21
    soldstatus $81,000
18. 2001-05-16
    soldstatus $81,000 44-char remark

    Show marketing remark (44 chars)

    CARPET LESS THAN A YEAR OLD CALL FOR DETAILS

19. 2001-02-12
    listed $84,900 44-char remark

    Show marketing remark (44 chars)

    CARPET LESS THAN A YEAR OLD CALL FOR DETAILS

20. 2001-02-12
    listed $84,900

    Show marketing remark (44 chars)

    CARPET LESS THAN A YEAR OLD CALL FOR DETAILS

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 4/10 Moderate
• 🌡 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: $23,928
• − Mortgage interest: −$13,892
• − Property taxes: −$1,706
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$7,215
• Taxable loss: −$3,953
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $1,299/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

+192.1% since first listed

6 events — show timeline

• 2026-05-20 Listed $248,000 AcadianaMLS
• 2026-05-20 Listed $248,000 GSREIN
• 2001-05-21 Sold (Public Records) $81,000 Public Records
• 2001-05-16 Sold (MLS) $81,000 GSREIN
• 2001-02-12 Listed $84,900 AcadianaMLS
• 2001-02-12 Listed $84,900 GSREIN

Property tax history

+0.7%/yr

Latest (2025): $1,706 · -3.5% YoY. Source: county tax records.