130 Egret St · Mandeville, LA 70433

$279,000

4 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 114 Days on market

Built 2001 0.33 ac lot $179/sqft · 9% below area Est $308k · 9% under

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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).

• ARV discount +11.8/15.0
• Cash flow +10.3/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

Key facts

• Open floor plan
• Spa-like bathroom
• Wall of windows

Tags

• RENOVATED IN 2020
• OPEN FLOOR PLAN
• BREAKFAST BAR
• GRANITE COUNTERTOPS
• WALL OF WINDOWS
• SPA-LIKE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (28.9% below list).
• Recommended offer: $198k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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); Fontainebleau High School (math 56% / reading 61%, grade C, #23 of 265 statewide, top 9%, 1,677 students, 33% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 530 active listings in the ZIP; 7 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 $8k 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 114 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $198,294 (28.9% 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 114 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $308,136
• List price: $279,000
• Delta: -9.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Swallow St	0.28mi	3/2.0 (-1)	1,608 (+3%)	5mo	$325,000	$202	72
266 Swallow St	0.38mi	3/2.0 (-1)	1,380 (-12%)	9mo	$263,500	$191	50
256A Egret St	0.36mi	3/2.0 (-1)	1,726 (+11%)	16mo	$352,000	$204	47
1291 Dove Park Rd Unit A	0.63mi	3/2.0 (-1)	1,378 (-12%)	22mo	$215,000	$156	28

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 · 4.31% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-52,366
• Equity at exit: $41,600

10-year hold

• IRR: -9.4%
• Equity multiple: 0.39×
• Total profit: $-47,338
• Equity at exit: $24,123

Cash invested: $78,120 (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 70433

• Rents YoY: 4.3%
• Active inventory: 530
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-152

Break-even live

Break-even rent $2,176

Max offer price $252,082

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-73	+0% $-152	+5% $-231	+10% $-310
Rent	-10% $-309	-5% $-231	+0% $-152	+5% $-74	+10% $4
Rate	-1.0pp $-12	-0.5pp $-81	base $-152	+0.5pp $-225	+1.0pp $-298

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Egret St Covington, LA	3.0	2.0	2150	$2,150	$1.00	13d	1	0.23mi
219 Beech St Covington, LA	3.0	2.0	1250	$1,500	$1.20	45d	1	0.86mi
126 Pear St Unit A Covington, LA	3.0	2.0	1383	$1,600	$1.16	25d	1	1.07mi
104 Covington Meadow Cir Unit I Covington, LA	3.0	2.5	1476	$1,600	$1.08	25d	1	1.31mi
100 Covington Meadow Cir Unit D Covington, LA	3.0	2.5	1356	$1,600	$1.18	19d	1	1.33mi
103 Covington Meadow Cir Unit E Covington, LA	3.0	2.5	1476	$1,700	$1.15	25d	1	1.33mi
103 Covington Meadow Cir Unit F Covington, LA	3.0	2.5	1476	$1,700	$1.15	45d	1	1.33mi

Listing history 43 events

1. 2026-06-13
   statusdays on market $279,000 Pending 114 DOM
2. 2026-06-10
   days on market $279,000 Active 112 DOM
3. 2026-06-09
   days on market $279,000 Active 111 DOM
4. 2026-06-08
   days on market $279,000 Active 110 DOM
5. 2026-06-07
   days on market $279,000 Active 109 DOM
6. 2026-06-03
   days on market $279,000 Active 105 DOM
7. 2026-06-02
   days on market $279,000 Active 104 DOM
8. 2026-06-01
   days on market $279,000 Active 103 DOM
9. 2026-06-01
   pricestatus $279,000 Active 102 DOM
10. 2026-05-31
    days on market $285,000 Active Under Contract 102 DOM
11. 2026-05-19
    status Pending 1106-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

12. 2026-05-19
    historical Active Under Contract 1108-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

13. 2026-05-09
    price $285,000 1106-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

14. 2026-05-09
    price $285,000 1108-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

15. 2026-04-06
    price $298,000 1106-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

16. 2026-04-06
    price $298,000 1108-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

17. 2026-02-28
    status Active 1106-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

18. 2026-02-28
    status Active 1108-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

19. 2026-02-22
    status Pending 1106-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

20. 2026-02-22
    historical Active Under Contract 1108-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

21. 2026-02-18
    listed $305,000 Active 1106-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

22. 2026-02-18
    listed $305,000 Active 1108-char remark

    Show marketing remark (1108 chars)

    Nestled in one of Covington's most sought-after locations off of Dove Park Rd. 130 Egret Street offers the perfect blend of charm, comfort, and convenience. Four bedrooms, two full baths situated on a beautiful lot (75' x 193') located close to shopping and many professional services. Quick access to I-12 and Causeway Bridge as well. This home was renovated in 2020. Open floor plan with 10-ft ceilings in living room, kitchen and dining. Kitchen boasts a breakfast bar, white 42-inch cabinets, young appliances (approx 2020), granite countertops, and pantry. Living room is spacious and has a wall of windows overlooking backyard. Primary suite has a step-ceiling and spa-like bathroom. Small room (approx 5.6'x5.5') off of the dining area can be used as an office nook/hobby area, etc. The backyard is very deep and has a large covered patio, wood deck, a working well hand pump and shed with electricity. A portion of the backyard is fenced. Gate in rear to access the rest of the backyard as well as the shed. Preferred flood zone C. Refrigerator, washer & dryer , TV's and mounts are negotiable.

23. 2021-03-26
    soldstatus $249,000 Closed
24. 2021-03-26
    soldstatus $249,000
25. 2021-02-16
    status Pending
26. 2021-01-04
    status Active
27. 2020-12-17
    historical
28. 2020-12-11
    price $259,900
29. 2020-12-11
    listed $259,900
30. 2020-12-11
    listed $159,900 Active
31. 2020-08-10
    soldstatus $120,000 Closed
32. 2020-08-10
    soldstatus $120,000
33. 2020-07-23
    status Pending
34. 2020-07-22
    listed $130,000
35. 2020-07-22
    listed $130,000 Active
36. 2009-03-26
    soldstatus $155,000
37. 2009-03-20
    soldstatus $155,000
38. 2008-06-17
    listed $169,900
39. 2008-06-17
    listed $169,900
40. 1998-03-27
    soldstatus $96,500
41. 1998-03-26
    soldstatus $96,500
42. 1997-09-11
    listed $98,900
43. 1997-09-11
    listed $98,900

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 ≥109°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: $23,795
• − Mortgage interest: −$15,628
• − Property taxes: −$1,675
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$8,116
• Taxable loss: −$6,826
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-190/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): 41,876
• Household income: $81,241
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1287.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 17% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -112.14%
• Current HPI: 181.8348
• Rent YoY: ▲ 4.31%
• 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

+188.2% since first listed

33 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Contingent — GSREIN
• 2026-05-09 Price Changed $285,000 AcadianaMLS
• 2026-05-09 Price Changed $285,000 GSREIN
• 2026-04-06 Price Changed $298,000 AcadianaMLS
• 2026-04-06 Price Changed $298,000 GSREIN
• 2026-02-28 Relisted — AcadianaMLS
• 2026-02-28 Relisted — GSREIN
• 2026-02-22 Pending — AcadianaMLS
• 2026-02-22 Contingent — GSREIN
• 2026-02-18 Listed $305,000 GSREIN
• 2026-02-18 Listed $305,000 AcadianaMLS
• 2021-03-26 Sold (Public Records) $249,000 Public Records
• 2021-03-26 Sold (MLS) $249,000 GSREIN
• 2021-02-16 Pending — GSREIN
• 2021-01-04 Relisted — GSREIN
• 2020-12-17 Listing Removed — GSREIN
• 2020-12-11 Price Changed $259,900 GSREIN
• 2020-12-11 Listed $159,900 GSREIN
• 2020-12-11 Listed $259,900 AcadianaMLS
• 2020-08-10 Sold (Public Records) $120,000 Public Records
• 2020-08-10 Sold (MLS) $120,000 GSREIN
• 2020-07-23 Pending — GSREIN
• 2020-07-22 Listed $130,000 GSREIN
• 2020-07-22 Listed $130,000 AcadianaMLS
• 2009-03-26 Sold (Public Records) $155,000 Public Records
• 2009-03-20 Sold (MLS) $155,000 GSREIN
• 2008-06-17 Listed $169,900 GSREIN
• 2008-06-17 Listed $169,900 AcadianaMLS
• 1998-03-27 Sold (Public Records) $96,500 Public Records
• 1998-03-26 Sold (MLS) $96,500 GSREIN
• 1997-09-11 Listed $98,900 GSREIN
• 1997-09-11 Listed $98,900 AcadianaMLS

Property tax history

-1.3%/yr

Latest (2025): $1,675 · -3.6% YoY. Source: county tax records.