2550 Caroline St · Mandeville, LA 70448

$117,600

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 32 Days on market

Built 1960 8,725 sqft lot

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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
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Opportunity awaits in this three bedroom, two bath brick home. Take a drive by and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 8,725 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• Other: Human-modified listing information
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Carport with one parking space
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry level not specified; Facing direction not specified; Average condition
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built in an earlier year (year built not specified)
• Exterior features: City lot; Rectangular lot

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: schools A+, employment A+, housing 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: Rents rising (+1.1%/yr); 261 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $813 of loan paydown is wiped out by about $4k 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 + 1.1% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $114,072 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.87% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.56%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $320,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Goldenwood St	0.26mi	3/2.0	1,793 (+0%)	2mo	$255,000	$142	86
407 Goldenwood Dr	0.30mi	3/2.0	1,888 (+5%)	3mo	$259,000	$137	74
213 Elmwood St	0.22mi	3/2.0	1,583 (-12%)	1mo	$290,000	$183	70
2247 Orleans St	0.36mi	4/2.0 (+1)	1,711 (-4%)	3mo	$350,000	$205	68
2244 America St	0.33mi	4/3.0 (+1)	1,899 (+6%)	1mo	$330,000	$174	65
2152 Mcnamara St	0.44mi	4/2.0 (+1)	1,902 (+6%)	2mo	$435,000	$229	63
1930 Dupard St	0.71mi	3/2.0	1,860 (+4%)	4mo	$215,000	$116	58
2433 Monroe St	0.72mi	3/2.0	1,647 (-8%)	3mo	$295,000	$179	50
3 Magnolia Ridge Ct	0.61mi	3/2.5	1,995 (+11%)	3mo	$395,000	$198	49
1929 Dupard St	0.73mi	3/2.0	2,014 (+12%)	5mo	$260,000	$129	41
727 Hutchinson St	0.75mi	3/2.0	1,535 (-14%)	1mo	$225,000	$147	40
714 Magnolia Ridge Dr W	0.69mi	4/2.0 (+1)	2,018 (+13%)	3mo	$398,000	$197	39

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: 31.4%
• Equity multiple: 2.29×
• Total profit: $42,335
• Equity at exit: $17,535

10-year hold

• IRR: 37.5%
• Equity multiple: 4.18×
• Total profit: $104,618
• Equity at exit: $10,168

Cash invested: $32,928 (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: 261
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$617
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,031

Break-even live

Break-even rent $898

Max offer price $117,600

Occupancy floor 48%

Sensitivity live

Price	-10% $1,097	-5% $1,064	+0% $1,031	+5% $997	+10% $964
Rent	-10% $857	-5% $944	+0% $1,031	+5% $1,118	+10% $1,205
Rate	-1.0pp $1,090	-0.5pp $1,061	base $1,031	+0.5pp $1,000	+1.0pp $969

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: $29,400
• Closing costs: $3,528
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Oakwood Dr Mandeville, LA	4.0	2.0	2000	$2,000	$1.00	45d	1	0.24mi
2304 McNamara St Mandeville, LA	3.0	2.0	1404	$1,900	$1.35	18d	1	0.29mi
818 Carroll St Mandeville, LA	2.0	2.5	1260	$1,950	$1.55	24d	1	0.56mi
125 Leah Dr Mandeville, LA	4.0	3.0	2106	$2,900	$1.38	4d	1	0.56mi
2225 Labarre St Mandeville, LA	4.0	2.5	2100	$4,200	$2.00	4d	1	0.60mi
810 Lafitte St Unit 105 Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	45d	1	0.62mi
810 Lafitte St Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	45d	1	0.62mi
575 Wilkinson St Mandeville, LA	2.0	2.5	2156	$3,200	$1.48	45d	1	0.64mi
565 Ramon St Unit A Mandeville, LA	4.0	2.0	1440	$2,000	$1.39	45d	1	0.64mi
565 Ramon St Unit A Mandeville, LA	4.0	2.0	1440	$2,000	$1.39	13d	1	0.64mi
518 Ramon St Mandeville, LA	3.0	2.5	1445	$1,550	$1.07	13d	1	0.68mi
611 Magnolia Ridge Dr E Mandeville, LA	4.0	2.0	2120	$2,850	$1.34	45d	1	0.75mi
98 Trace Loop Unit 1 Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	18d	1	0.84mi
102 Trace Loop Unit 1 Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	45d	1	0.84mi
68 Trace Loop Mandeville, LA	3.0	2.0	1747	$2,000	$1.14	24d	1	0.84mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	45d	1	0.86mi
104 Trace Loop Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	45d	1	0.86mi
426 Lafitte St Mandeville, LA	3.0	2.5	1660	$2,700	$1.63	4d	1	0.93mi
9 Trace Loop Mandeville, LA	3.0	2.0	1660	$2,300	$1.39	24d	1	0.93mi
2130 Jefferson St Mandeville, LA	2.0	1.0	1290	$1,800	$1.40	45d	1	1.06mi
539 Barbara Pl Mandeville, LA	4.0	2.0	2200	$2,800	$1.27	45d	1	1.06mi
1605 Dupard St Mandeville, LA	4.0	2.0	1495	$2,200	$1.47	13d	1	1.09mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,995	$1.53	4d	1	1.10mi
602 Foy St Mandeville, LA	3.0	2.0	1360	$2,500	$1.84	4d	1	1.14mi
129 Mead Ct Mandeville, LA	3.0	2.0	1580	$1,850	$1.17	4d	1	1.19mi
705 Tops L Dr Mandeville, LA	2.0	2.5	1783	$1,800	$1.01	45d	1	1.39mi
409 Tops L Dr Mandeville, LA	2.0	2.5	1783	$1,800	$1.01	18d	1	1.40mi
203 Tops L Dr #203 Mandeville, LA	2.0	2.5	1750	$1,650	$0.94	45d	1	1.41mi
100 Saint Ann Dr Mandeville, LA	1.0–3.0	1.0–2.5	1190	$2,259	$1.90	2d	10	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $117,600 Active 32 DOM
2. 2026-06-18
   days on market $117,600 Active 29 DOM
3. 2026-06-17
   days on market $117,600 Active 28 DOM
4. 2026-06-16
   days on market $117,600 Active 27 DOM
5. 2026-06-15
   days on market $117,600 Active 26 DOM
6. 2026-06-13
   days on market $117,600 Active 24 DOM
7. 2026-06-10
   days on market $117,600 Active 21 DOM
8. 2026-06-09
   days on market $117,600 Active 20 DOM
9. 2026-06-08
   days on market $117,600 Active 19 DOM
10. 2026-06-07
    days on market $117,600 Active 18 DOM
11. 2026-06-03
    days on market $117,600 Active 14 DOM
12. 2026-06-02
    days on market $117,600 Active 13 DOM
13. 2026-06-01
    days on market $117,600 Active 12 DOM
14. 2026-05-31
    days on market $117,600 Active 11 DOM
15. 2026-05-20
    listed $117,600 Active

    Show marketing remark (349 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Opportunity awaits in this three bedroom, two bath brick home. Take a drive by and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 2026-05-20
    listed $117,600 Active 349-char remark

    Show marketing remark (349 chars)

    NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Opportunity awaits in this three bedroom, two bath brick home. Take a drive by and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $647 · $54/mo
• Expected delta: +$126/yr (+$11/mo · 24.3%)

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

Taxation est. · year 1

• Rental income: $26,425
• − Mortgage interest: −$6,587
• − Property taxes: −$520
• − Insurance: −$588
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$3,421
• Taxable income: $11,080
• Est. tax owed @ 24.0%: −$2,659
• After-tax cash flow: $9,708/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $117,600 AcadianaMLS
• 2026-05-20 Listed $117,600 GSREIN

Property tax history

-9.0%/yr

Latest (2025): $520 · -3.6% YoY. Source: county tax records.