57527 Pichon Rd · Eden Isle, LA 70460

$89,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 353 Days on market

Built 1965 0.36 ac lot $87/sqft · 56% below area ↓ 32% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Don't miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! ** Some photos have been virtually renovated and staged to showcase possible design ideas and the home's potential. **

Key facts

• Attached carport
• Generous front yard
• Prime location

Tags

• PRIME LOCATION
• CORNER LOT
• ATTACHED CARPORT
• GENEROUS FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 2.8% in Eden Isle — 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 62/100 on livability (#207 in LA) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, employment B; Watch: amenities F, commute F, health & safety 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: Henry Mayfield Elementary School (math 35% / reading 45%, grade F, #221 of 646 statewide, top 34%, 832 students, 60% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 + 5.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.92% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.39%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $210,000
• List price: $89,000
• Delta: -57.62%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34087 Robert St	0.42mi	3/2.0	1,156 (+13%)	7mo	$90,000	$78	49

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.51×
• Total profit: $37,562
• Equity at exit: $13,270

10-year hold

• IRR: 42.7%
• Equity multiple: 5.64×
• Total profit: $115,518
• Equity at exit: $7,695

Cash invested: $24,920 (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 70460

• Rents YoY: 5.9%
• Active inventory: 246
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $735

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 52%

Sensitivity live

Price	-10% $796	-5% $766	+0% $735	+5% $704	+10% $673
Rent	-10% $600	-5% $667	+0% $735	+5% $802	+10% $870
Rate	-1.0pp $780	-0.5pp $758	base $735	+0.5pp $712	+1.0pp $688

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 353 DOM
2. 2026-06-18
   days on market $89,000 Active 350 DOM
3. 2026-06-17
   days on market $89,000 Active 349 DOM
4. 2026-06-16
   days on market $89,000 Active 348 DOM
5. 2026-06-15
   days on market $89,000 Active 347 DOM
6. 2026-06-13
   days on market $89,000 Active 345 DOM
7. 2026-06-10
   days on market $89,000 Active 342 DOM
8. 2026-06-09
   days on market $89,000 Active 341 DOM
9. 2026-06-08
   days on market $89,000 Active 340 DOM
10. 2026-06-07
    days on market $89,000 Active 339 DOM
11. 2026-06-03
    days on market $89,000 Active 335 DOM
12. 2026-06-02
    days on market $89,000 Active 334 DOM
13. 2026-06-01
    days on market $89,000 Active 333 DOM
14. 2026-05-31
    days on market $89,000 Active 332 DOM
15. 2026-02-12
    price $89,000 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

16. 2026-02-12
    price $89,000 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

17. 2026-01-12
    price $99,000 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

18. 2026-01-12
    price $99,000 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

19. 2025-08-21
    price $115,000 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

20. 2025-08-21
    price $115,000 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

21. 2025-07-03
    listed $130,000 Active 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

22. 2025-07-03
    listed $130,000 Active 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

ⓘ 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: $20,506
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$2,589
• Taxable income: $7,871
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $6,930/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 — Eden Isle

• Score: 62/100
• State rank: #207
• US rank: #16121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Tammany Parish · 228,296 people
• City population: 95,511
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• 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

-31.5% since first listed

8 events — show timeline

• 2026-02-12 Price Changed $89,000 AcadianaMLS
• 2026-02-12 Price Changed $89,000 GSREIN
• 2026-01-12 Price Changed $99,000 AcadianaMLS
• 2026-01-12 Price Changed $99,000 GSREIN
• 2025-08-21 Price Changed $115,000 AcadianaMLS
• 2025-08-21 Price Changed $115,000 GSREIN
• 2025-07-03 Listed $130,000 GSREIN
• 2025-07-03 Listed $130,000 AcadianaMLS

Property tax history

-23.3%/yr

Latest (2025): $39 · +0.0% YoY. Source: county tax records.