19085 Township Rd · Covington, LA 70435

$180,000

4 bd · 2.5 ba · 1,796 sqft · SingleFamily public records · 63 Days on market

Built 1978 1.14 ac lot $100/sqft · 41% below area Est $307k · 41% under ↓ 21% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it's the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you'll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don't come around often, schedule your showing today!

Key facts

• Spacious yard
• Never flooded
• 1.14 acres

Tags

• 1.14 ACRES
• RURAL COVINGTON LOCATION
• FLOOD ZONE X
• NEVER FLOODED
• MATURE TREES
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.9% in Covington — 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 75/100 on livability (#17 in LA, #3,876 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.
• Market conditions: 365 active listings in the ZIP; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 B-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. 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: 1.21% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $306,715
• List price: $180,000
• Delta: -41.31%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21253 Shadow Bend Dr	0.66mi	4/2.5	1,851 (+3%)	11mo	$317,025	$171	55
21284 Shadow Bend Dr	0.66mi	3/2.0 (-1)	1,848 (+3%)	5mo	$324,570	$176	53
21780 River Fork Dr	0.66mi	3/2.0 (-1)	1,710 (-5%)	2mo	$309,365	$181	52
77351 Pennino Rd	0.45mi	3/2.5 (-1)	1,741 (-3%)	21mo	$95,000	$55	52
1449 Zachery Ct	0.66mi	4/2.0	1,885 (+5%)	12mo	$320,135	$170	48
3035 Estelle Ct	0.66mi	3/2.0 (-1)	1,848 (+3%)	13mo	$298,945	$162	47
21264 Shadow Bend Dr	0.66mi	3/2.0 (-1)	1,848 (+3%)	13mo	$314,990	$170	46
21265 Shadow Bend Dr	0.66mi	3/2.0 (-1)	1,656 (-8%)	5mo	$295,990	$179	45
21273 Shadow Bend Dr	0.66mi	3/2.0 (-1)	1,710 (-5%)	11mo	$306,600	$179	45
3044 Estelle Ct	0.66mi	3/2.0 (-1)	1,848 (+3%)	16mo	$299,235	$162	44
21268 Shadow Bend Dr	0.66mi	3/2.0 (-1)	1,561 (-13%)	8mo	$294,745	$189	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $12,177
• Equity at exit: $26,839

10-year hold

• IRR: 15.6%
• Equity multiple: 2.26×
• Total profit: $63,646
• Equity at exit: $15,563

Cash invested: $50,400 (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 70435

• Home prices YoY: -27.3%
• Active inventory: 365
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $650

Break-even live

Break-even rent $1,362

Max offer price $180,000

Occupancy floor 65%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-03
   statusdays on market $180,000 Pending 63 DOM
2. 2026-06-02
   days on market $180,000 Active 62 DOM
3. 2026-06-01
   days on market $180,000 Active 61 DOM
4. 2026-05-31
   days on market $180,000 Active 60 DOM
5. 2026-05-12
   price $190,000 775-char remark

   Show marketing remark (793 chars)

   Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

6. 2026-05-12
   price $190,000 793-char remark

   Show marketing remark (793 chars)

   Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

7. 2026-04-26
   price $205,000 775-char remark

   Show marketing remark (793 chars)

   Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

8. 2026-04-26
   price $205,000 793-char remark

   Show marketing remark (793 chars)

   Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

9. 2026-04-08
   price $210,000 775-char remark

   Show marketing remark (793 chars)

   Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

10. 2026-04-08
    price $210,000 793-char remark

    Show marketing remark (793 chars)

    Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

11. 2026-04-06
    price $225,000 775-char remark

    Show marketing remark (793 chars)

    Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

12. 2026-04-06
    price $225,000 793-char remark

    Show marketing remark (793 chars)

    Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

13. 2026-04-01
    listed $240,000 Active 775-char remark

    Show marketing remark (793 chars)

    Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

14. 2026-04-01
    listed $240,000 Active 793-char remark

    Show marketing remark (793 chars)

    Situated on 1.14 acres in a highly desirable rural Covington location, this 4-bedroom, 2.5-bath home offers space, privacy, and incredible potential. Located in Flood Zone C and has never flooded, this property provides peace of mind along with the charm of country living. Surrounded by beautiful mature trees and a spacious yard, it’s the perfect setting for those looking to spread out and enjoy a quieter lifestyle while still being close to town. Inside, you’ll find a functional layout with generously sized rooms ready for your personal updates. With great bones and endless opportunity, this home is ideal for homeowners looking to customize or investors seeking value in a fantastic area. Opportunities like this don’t come around often, schedule your showing today!

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$304/yr (+$25/mo · 44.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,223
• − Mortgage interest: −$10,083
• − Property taxes: −$686
• − Insurance: −$900
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$5,236
• Taxable income: $5,122
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $6,574/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 — Covington

• Score: 75/100
• State rank: #17
• US rank: #3876

Category grades

Amenities F Commute F Cost of living B+ 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: 64,351
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,475
• Household income: $80,926
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 296.0

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% Black 9% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -76.03%
• Current HPI: 202.0458
• Rent YoY: —
• 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

-20.8% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $190,000 AcadianaMLS
• 2026-05-12 Price Changed $190,000 GSREIN
• 2026-04-26 Price Changed $205,000 AcadianaMLS
• 2026-04-26 Price Changed $205,000 GSREIN
• 2026-04-08 Price Changed $210,000 AcadianaMLS
• 2026-04-08 Price Changed $210,000 GSREIN
• 2026-04-06 Price Changed $225,000 AcadianaMLS
• 2026-04-06 Price Changed $225,000 GSREIN
• 2026-04-01 Listed $240,000 GSREIN
• 2026-04-01 Listed $240,000 AcadianaMLS

Property tax history

-1.7%/yr

Latest (2025): $686 · -3.7% YoY. Source: county tax records.