55583 Mandella Rd · Independence, LA 70443

$75,000

6 bd · 3.0 ba · 3,100 sqft · SingleFamily · 126 Days on market

Built 1985 1.11 ac lot $24/sqft · 42% below area Est $130k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Duplex Opportunity! This secluded duplex offers strong value with rent potential up to $3000. Unit B is in fair condition offering 3 bedrooms 1.5 baths and requires cosmetic updates. With some TLC and flooring, this unit could be rent ready relatively quickly. Unit A is very spacious offering 5 bedrooms and 2.5 baths. While it currently requires a full renovation, the size and configuration provide transformation potential. Notable issues in unit A is the sinking tile floors in the hall and living room. Please be careful in this unit. With some renovations, this duplex is for buyers or investors looking to add value through renovations and capitalize on rental returns.

Key facts

• 1.11 acre lot
• Parking
• Built 1985

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 4.0% in Independence — 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 56/100 on livability (#351 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 108 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $38k; list at $75k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.39% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.23%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $130,062
• List price: $75,000
• Delta: -42.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.14×
• Total profit: $44,969
• Equity at exit: $11,183

10-year hold

• IRR: 54.6%
• Equity multiple: 6.37×
• Total profit: $112,786
• Equity at exit: $6,485

Cash invested: $21,000 (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 70443

• Active inventory: 108
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $896

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $75,000 Active 126 DOM
2. 2026-06-18
   days on market $75,000 Active 125 DOM
3. 2026-06-17
   days on market $75,000 Active 124 DOM
4. 2026-06-16
   days on market $75,000 Active 123 DOM
5. 2026-06-15
   days on market $75,000 Active 122 DOM
6. 2026-06-14
   days on market $75,000 Active 120 DOM
7. 2026-06-13
   days on market $75,000 Active 119 DOM
8. 2026-06-10
   days on market $75,000 Active 117 DOM
9. 2026-06-09
   days on market $75,000 Active 116 DOM
10. 2026-06-08
    days on market $75,000 Active 115 DOM
11. 2026-06-07
    days on market $75,000 Active 114 DOM
12. 2026-06-05
    days on market $75,000 Active 111 DOM
13. 2026-06-03
    days on market $75,000 Active 110 DOM
14. 2026-06-02
    days on market $75,000 Active 109 DOM
15. 2026-06-01
    days on market $75,000 Active 108 DOM
16. 2026-05-31
    days on market $75,000 Active 107 DOM
17. 2026-05-30
    days on market $75,000 Active 106 DOM
18. 2026-02-13
    listed $75,000 Active 696-char remark

    Show marketing remark (695 chars)

    Investor special! Duplex Opportunity! This secluded duplex offers strong value with rent potential up to $3000. Unit B is in fair condition offering 3 bedrooms 1.5 baths and requires cosmetic updates. With some TLC and flooring, this unit could be rent ready relatively quickly. Unit A is very spacious offering 5 bedrooms and 2.5 baths. While it currently requires a full renovation, the size and configuration provide transformation potential. Notable issues in unit A is the sinking tile floors in the hall and living room. Please be careful in this unit. With some renovations, this duplex is for buyers or investors looking to add value through renovations and capitalize on rental returns.

19. 2026-02-13
    listed $75,000 Active 695-char remark

    Show marketing remark (695 chars)

    Investor special! Duplex Opportunity! This secluded duplex offers strong value with rent potential up to $3000. Unit B is in fair condition offering 3 bedrooms 1.5 baths and requires cosmetic updates. With some TLC and flooring, this unit could be rent ready relatively quickly. Unit A is very spacious offering 5 bedrooms and 2.5 baths. While it currently requires a full renovation, the size and configuration provide transformation potential. Notable issues in unit A is the sinking tile floors in the hall and living room. Please be careful in this unit. With some renovations, this duplex is for buyers or investors looking to add value through renovations and capitalize on rental returns.

20. 2023-04-13
    listed $79,000
21. 2004-09-30
    soldstatus $37,900
22. 2004-05-03
    listed $39,900
23. 2004-05-03
    listed $39,900

ⓘ 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: $21,490
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$2,182
• Taxable income: $10,168
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $8,317/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Independence

• Score: 56/100
• State rank: #351
• US rank: #23010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, LA
• Population (ZIP): 8,359

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 28% Hispanic / Latino 16% Two or more races 12%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 7% Slovak 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.69%
• Current HPI: 101.0489
• Rent YoY: —
• Metro: —
• 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

+88.0% since first listed

6 events — show timeline

• 2026-02-13 Listed $75,000 AcadianaMLS
• 2026-02-13 Listed $75,000 GSREIN
• 2023-04-13 Listed $79,000 AcadianaMLS
• 2004-09-30 Sold (MLS) $37,900 GSREIN
• 2004-05-03 Listed $39,900 GSREIN
• 2004-05-03 Listed $39,900 AcadianaMLS