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350 Emerald Forest Blvd #25104
D+ Composite 47.06
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 +15.0/15.0
  • Cash flow +7.4/30.0
  • 1% rule +6.2/10.0
  • Schools +5.5/10.0
  • Condition / age +4.0/5.0
  • Livability +3.8/5.0
  • Rent growth +3.6/5.0
  • DSCR +1.6/10.0
  • Appreciation +0.0/10.0

$135,000

350 Emerald Forest Blvd #25104 · Covington, LA 70433
2 bd · 2.0 ba · 1,201 sqft · Condo public records · 16 Days on market
Built 2012 Good condition $112/sqft · 31% below area Est $196k · 31% under $485/mo HOA · 32% of rent ↓ 27% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Light & Bright two bedroom, two bath condo available in Covington's premiere Gated Community of Emerald Forest. Easy Access to shopping, restaurants, and commuting. New Durable paint and ceramic floors throughout. Open and spacious living area & dinning area with French doors opening to a private, covered balcony. Kitchen has breakfast bar, stainless steel range, microwave, dishwasher, and French door refrigerator. Walk in laundry room with Washer & Dryer Included. Very spacious bedrooms with on suites and oversized closets. Includes storage room right outside the front door. Comes with covered parking spot #117. Condo amenities include a beautiful, resort style pool, exercise room, clubhouse and a well stocked Library. Your HOA fee covers the lawn care, termite services, pool maintenance and upkeep, garbage, exterior general liability & structural insurance. Seller paid Home Warranty with all acceptable offers for that extra peace of mind! If your looking for minimal maintenance and easy access than one is for you! Move in Ready!

Key facts

  • Clubhouse
  • Exercise room
  • Well stocked library

Tags

PRIVATE COVERED BALCONYBREAKFAST BARSTAINLESS STEEL RANGEEXERCISE ROOMCLUBHOUSEWELL STOCKED LIBRARY

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $135k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $105k (22.4% below list).
  • Meets the 1% rule at list price ($2k rent vs $135k).
  • Recommended offer: $105k (22.4% below list) — sets the bar for cash-flow.

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.
  • Zoned schools: E. E. Lyon Elementary School (math 57% / reading 57%, grade C+, #79 of 646 statewide, top 13%, 662 students, 63% 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) — zoned schools at 44% FRL track the district average.
  • Market conditions: Rents rising fast (+4.3%/yr); 796 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $933 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.

Negotiation context

  • It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts since 17y 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.

Risks & watch-outs

  • Watch-outs: HOA is 32% of rent.
Recommended offer $104,762 (22.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.12% ✓
Cap rate
4.77%
Cash-on-cash
-5.43%
DSCR
0.76
GRM
7.5

CMA / ARV

ARV (median comp)
$195,854
List price
$135,000
Delta
-31.07%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
350 Emerald Forest Blvd #29102 0.00mi 2/2.0 1,201 (0%) 1mo $135,000 $112 99
350 Emerald Forest Blvd #22103 0.04mi 2/2.0 1,201 (0%) 1mo $88,000 $73 97
19390 Slemmer Rd 0.74mi 3/1.5 (+1) 1,132 (-6%) 2mo $120,000 $106 48
70226 7th St 1.08mi 3/2.0 (+1) 1,301 (+8%) 1mo $231,000 $178 45
70200 Tenth St 1.17mi 3/2.0 (+1) 1,305 (+9%) 2mo $240,000 $184 44
70436 J St 0.99mi 3/2.0 (+1) 1,356 (+13%) 1mo $225,000 $166 37
20358 Helenbirg Rd 0.70mi 3/2.0 (+1) 1,466 (+22%) 1mo $288,000 $196 37
19371 9th Ave 0.71mi 3/2.0 (+1) 1,497 (+25%) 2mo $299,000 $200 35
20354 Helenbirg Rd 0.99mi 3/2.0 (+1) 1,401 (+17%) 1mo $290,000 $207 34
70468 H St 1.06mi 3/2.0 (+1) 1,377 (+15%) 2mo $216,500 $157 34
70317 11th St 1.28mi 3/2.0 (+1) 1,426 (+19%) 2mo $225,000 $158 34
208 Emerald Oaks Dr 0.79mi 3/2.5 (+1) 1,489 (+24%) 1mo $212,000 $142 32

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
-23.0%
Equity multiple
0.19×
Total profit
$-30,474
Equity at exit
$20,129
10-year hold
IRR
-12.7%
Equity multiple
0.18×
Total profit
$-30,909
Equity at exit
$11,672

Cash invested: $37,800 (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 →

Active competition Active MLS

For sale now
0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70433

Rents YoY
4.3%
Active inventory
796
Price-to-rent
7.5×

Monthly cashflow live

Estimated rent
$1,510 high interval (Pro) →
Mortgage (P&I)
−$708
Tax from tax record
−$115 /mo · $1,378/yr
Insurance
−$56
HOA
−$485
Vacancy / Maint / Mgmt
−$317
Net cashflow
$-171

Break-even live

Break-even rent $1,727
Max offer price $104,762
Occupancy floor —

Sensitivity live

Price -10% $-95 -5% $-133 +0% $-171 +5% $-209 +10% $-248
Rent -10% $-290 -5% $-231 +0% $-171 +5% $-112 +10% $-52
Rate -1.0pp $-103 -0.5pp $-137 base $-171 +0.5pp $-206 +1.0pp $-242

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
$33,750
Closing costs
$4,050
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
350 Emerald Forest Blvd #22106 Covington, LA 2.0 2.0 1201 $1,525 $1.27 10d 1 0.07mi
350 Emerald Forest Blvd #1101 Covington, LA 2.0 2.0 1036 $1,500 $1.45 0d 1 0.07mi
900 Emerald Forest Blvd Apt 7304 Covington, LA 2.0 2.0 950 $1,332 $1.40 7d 1 0.11mi
900 Emerald Forest Blvd Unit 7203 Covington, LA 2.0 2.0 950 $1,504 $1.58 108d 1 0.11mi
900 Emerald Forest Blvd Apt 7303 Covington, LA 2.0 2.0 950 $1,332 $1.40 38d 1 0.11mi
900 Emerald Forest Blvd Unit 8108 Covington, LA 3.0 2.0 1165 $1,541 $1.32 45d 1 0.12mi
900 Emerald Forest Blvd Apt 6101 Covington, LA 2.0 2.0 950 $1,332 $1.40 55d 1 0.12mi
28 Park Place Dr Covington, LA 1.0–3.0 1.0–2.0 963 $1,382 $1.44 0d 8 0.15mi
900 Emerald Forest Blvd Apt 2206 Covington, LA 2.0 2.0 950 $1,332 $1.40 10d 1 0.15mi
900 Emerald Forest Blvd Apt 4101 Covington, LA 3.0 2.0 1165 $1,541 $1.32 118d 1 0.17mi
36 Hollycrest Blvd Unit Main Covington, LA 2.0 2.0 1500 $1,850 $1.23 29d 1 0.44mi
36 Hollycrest Blvd Unit Main Covington, LA 2.0 2.0 1500 $1,850 $1.23 10d 1 0.44mi
3 Hollycrest Blvd Covington, LA 2.0 2.0 1413 $1,450 $1.03 133d 1 0.46mi
140 Holiday Blvd Covington, LA 2.0 1.0–2.0 652 $1,390 $2.13 1d 9 0.65mi
19425 Slemmer Rd Unit 2 Covington, LA 3.0 2.0 1100 $1,100 $1.00 162d 1 0.67mi
70040 2nd St Covington, LA 3.0 2.0 1416 $1,900 $1.34 126d 1 0.69mi
70045 3rd St Covington, LA 3.0 2.0 1430 $1,750 $1.22 144d 1 0.71mi
103 Covington Meadow Cir Apt H Covington, LA 2.0 2.0 875 $1,350 $1.54 41d 1 0.72mi
70022 3rd St Covington, LA 3.0 2.0 1450 $1,750 $1.21 126d 1 0.73mi
103 Covington Meadow Cir Unit E Covington, LA 3.0 2.5 1476 $1,700 $1.15 164d 1 0.74mi
103 Covington Meadow Cir Unit M Covington, LA 3.0 2.5 1476 $1,600 $1.08 10d 1 0.74mi
103 Covington Meadow Cir Unit F Covington, LA 3.0 2.5 1476 $1,700 $1.15 184d 1 0.74mi
70070 3rd St Covington, LA 3.0 2.0 1476 $1,875 $1.27 10d 1 0.76mi
70070 3rd St Covington, LA 3.0 2.0 1476 $1,875 $1.27 14d 1 0.76mi
100 Covington Meadow Cir Unit D Covington, LA 3.0 2.5 1356 $1,600 $1.18 158d 1 0.76mi
106 Covington Meadow Cir Unit C Covington, LA 3.0 2.5 1476 $1,600 $1.08 130d 1 0.78mi
104 Covington Meadow Cir Unit I Covington, LA 3.0 2.5 1476 $1,600 $1.08 164d 1 0.78mi
164 Golden Meadow Dr Covington, LA 1.0 1.0 775 $1,335 $1.72 112d 1 0.85mi
164 Golden Meadow Dr Covington, LA 1.0 2.0 1100 $1,295 $1.18 126d 1 0.85mi
70140 4th St Covington, LA 3.0 2.0 1400 $1,850 $1.32 46d 1 0.87mi
2021 Sullivan Ln Covington, LA 1.0–2.0 1.0–2.0 953 $1,933 $2.03 0d 10 0.90mi
70076 6th St Covington, LA 3.0 2.0 1151 $1,600 $1.39 164d 1 0.91mi
70117 6th St Covington, LA 3.0 2.0 1152 $1,700 $1.48 45d 1 0.91mi
70361 D St Covington, LA 3.0 2.0 1409 $1,750 $1.24 164d 1 0.93mi
70403 L St Covington, LA 3.0 2.0 1250 $1,500 $1.20 108d 1 0.94mi
70330 A St Covington, LA 3.0 2.0 1163 $1,600 $1.38 160d 1 0.96mi
20580 Soell Dr Covington, LA 3.0 2.0 980 $975 $0.99 51d 1 0.99mi
70434 H St Covington, LA 3.0 2.0 1216 $1,850 $1.52 10d 1 1.03mi
70434 H St Covington, LA 3.0 2.0 1216 $1,850 $1.52 14d 1 1.03mi
70244 6th St Covington, LA 3.0 2.0 1210 $1,525 $1.26 10d 1 1.06mi

Property features AI

Finance

HOA & community
Emerald Forest communityGated communityClubhouseAssociation fee: $485

Exterior

Parking
Assigned parking
Utilities
Public waterNatural gas not available
Home design
Two-story traditional design
Construction
Slab foundationShingle roof

Interior

Kitchen
Disposal, dishwasher, microwave, refrigerator, range, ovenStainless steel appliances
Flooring
Tile flooring
Bathrooms
2 full bathrooms
Heating & cooling
Central heatingCentral air conditioningCeiling fans
Interior features
Pantry
Laundry & utility
Washer and dryer includedWasher hookupElectric dryer hookup

HOA detail $485/mo · $5,820/yr condo

Likely covers
trashlandscapingpoolsecurity
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-11-08
    days on market $135,000 Active 16 DOM
  2. 2026-11-07
    days on market $135,000 Active 15 DOM
  3. 2026-11-06
    days on market $135,000 Active 14 DOM
  4. 2026-11-05
    days on market $135,000 Active 13 DOM
  5. 2026-11-04
    days on market $135,000 Active 12 DOM
  6. 2026-11-02
    days on market $135,000 Active 10 DOM
  7. 2026-11-01
    days on market $135,000 Active 9 DOM
  8. 2026-10-31
    days on market $135,000 Active 8 DOM
  9. 2026-10-30
    days on market $135,000 Active 7 DOM
  10. 2026-10-30
    days on marketlisting id $135,000 Active 6 DOM
  11. 2026-10-29
    days on market $135,000 Active 30 DOM
  12. 2026-10-28
    days on market $135,000 Active 29 DOM
  13. 2026-10-27
    days on market $135,000 Active 28 DOM
  14. 2026-10-26
    days on market $135,000 Active 27 DOM
  15. 2026-10-25
    days on market $135,000 Active 26 DOM
  16. 2026-10-24
    days on market $135,000 Active 25 DOM
  17. 2026-10-23
    days on market $135,000 Active 24 DOM
  18. 2026-10-22
    days on market $135,000 Active 23 DOM
  19. 2026-10-21
    days on market $135,000 Active 22 DOM
  20. 2026-10-20
    days on market $135,000 Active 21 DOM
  21. 2026-10-19
    days on market $135,000 Active 20 DOM
  22. 2026-10-18
    days on market $135,000 Active 19 DOM
  23. 2026-10-17
    days on market $135,000 Active 18 DOM
  24. 2026-10-16
    days on market $135,000 Active 17 DOM
  25. 2026-10-15
    days on market $135,000 Active 16 DOM
  26. 2026-10-14
    days on market $135,000 Active 15 DOM
  27. 2026-10-13
    days on market $135,000 Active 14 DOM
  28. 2026-10-12
    days on market $135,000 Active 13 DOM
  29. 2026-10-11
    days on market $135,000 Active 12 DOM
  30. 2026-10-10
    days on market $135,000 Active 11 DOM
  31. 2026-10-09
    days on market $135,000 Active 10 DOM
  32. 2026-10-08
    days on market $135,000 Active 9 DOM
  33. 2026-10-07
    days on market $135,000 Active 8 DOM
  34. 2026-10-06
    days on market $135,000 Active 7 DOM
  35. 2026-10-05
    days on market $135,000 Active 6 DOM
  36. 2026-10-04
    days on market $135,000 Active 5 DOM
  37. 2026-10-04
    days on market $135,000 Active 4 DOM
  38. 2026-10-02
    days on market $135,000 Active 3 DOM
  39. 2026-10-01
    days on market $135,000 Active 2 DOM
  40. 2026-09-29
    pricedays on marketlisting id $135,000 Active 1 DOM
    Show marketing remark (1062 chars)

    Light & Bright two bedroom, two bath condo available in Covington's premiere Gated Community of Emerald Forest. Easy Access to shopping, restaurants, and commuting. New Durable paint and ceramic floors throughout. Open and spacious living area & dinning area with French doors opening to a private, covered balcony. Kitchen has breakfast bar, stainless steel range, microwave, dishwasher, and French door refrigerator. Walk in laundry room with Washer & Dryer Included. Very spacious bedrooms with on suites and oversized closets. Includes storage room right outside the front door. Comes with covered parking spot #117. Condo amenities include a beautiful, resort style pool, exercise room, clubhouse and a well stocked Library. Your HOA fee covers the lawn care, termite services, pool maintenance and upkeep, garbage, exterior general liability & structural insurance. Seller paid Home Warranty with all acceptable offers for that extra peace of mind! If your looking for minimal maintenance and easy access than one is for you! Move in Ready!

  41. 2026-06-08
    days on market $142,990 Active 680 DOM
  42. 2026-06-07
    days on market $142,990 Active 679 DOM
  43. 2026-06-03
    days on market $142,990 Active 675 DOM
  44. 2026-06-02
    days on market $142,990 Active 674 DOM
  45. 2026-06-01
    days on market $142,990 Active 673 DOM
  46. 2026-05-31
    days on market $142,990 Active 672 DOM
  47. 2026-04-23
    price $142,990 1076-char remark
  48. 2026-04-23
    price $142,990 1084-char remark
  49. 2026-01-24
    price $149,000 1076-char remark
  50. 2026-01-24
    price $149,000 1084-char remark

ⓘ 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
$1,378 · $115/mo
Projected year-2 tax
$1,378 · $115/mo
Expected delta
$0/yr ($0/mo · 0.0%)

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$18,119
− Mortgage interest
−$7,562
− Property taxes
−$1,378
− Insurance
−$675
− Repairs & maintenance
−$1,450
− Management
−$1,450
− HOA
−$5,820
− Depreciation
−$3,927
Taxable loss
−$4,142
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$994
After-tax cash flow
$-1,060/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,005–$18,015 screening

This well-maintained, two-bedroom, two-bath condo in a gated community is ready for immediate occupancy. It features updated appliances, good flooring, and neutral paint. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

  • Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
  • Resale Replace countertops in kitchen — Modern countertops improve kitchen functionality and aesthetics ↑
  • Both Install smart home devices — Smart home devices increase convenience and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary E. E. Lyon Elementary School C+ LA #79/646 Nat'l #8,534/41,679 Middle Fontainebleau Junior High School C LA #26/218 Nat'l #3,460/14,009 High Fontainebleau High School C LA #23/265 Nat'l #3,934/17,239

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
B Composite livability gradescore 75/100

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 · 286,725 people
City population
64,351
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
9% of renters

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%
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
—

Price history

-27.0% since first listed
12 events — show timeline
  • 2026-09-29 Listed $135,000 AcadianaMLS
  • 2026-09-29 Listed $135,000 ROAM MLS
  • 2026-09-29 Listed $135,000 GSREIN
  • 2026-04-23 Price Changed $142,990 AcadianaMLS
  • 2026-04-23 Price Changed $142,990 GSREIN
  • 2026-01-24 Price Changed $149,000 AcadianaMLS
  • 2026-01-24 Price Changed $149,000 GSREIN
  • 2025-12-16 Price Changed $156,900 AcadianaMLS
  • 2025-12-16 Price Changed $156,900 GSREIN
  • 2024-07-25 Listed $159,900 AcadianaMLS
  • 2014-12-11 Sold (Public Records) $129,500 Public Records
  • 2009-05-11 Listed $185,000 AcadianaMLS

Property tax history

+26.3%/yr

Latest (2025): $1,378 · -16.4% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

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