1446 Joan St · Mandeville, LA 70448

$294,400

5 bd · 3.0 ba · 2,889 sqft · SingleFamily public records · 94 Days on market

Built 1984 7,287 sqft lot $102/sqft · 49% below area Est $577k · 49% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• 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

Step into this charming and thoughtfully designed home, where a vaulted ceiling and open floor plan create a bright, spacious, and welcoming atmosphere. The beautifully appointed kitchen features granite countertops, stainless steel appliances, and elegant travertine flooring--perfect for both everyday living and entertaining. Offering 5 bedrooms and 3 full baths, the layout includes a private guest suite, a second den, an enclosed porch or playroom, and a versatile loft or office space, providing flexibility for any lifestyle. Enjoy quiet moments on the covered back porch, an ideal spot to relax and unwind. Nestled in a peaceful setting while still conveniently close to shopping, dining, and local amenities, this home offers the perfect balance of comfort and accessibility. With excellent schools nearby and easy access to the Causeway and Interstate I-12, this property truly combines space, functionality, and location--making it a place you'll love to call home.

Key facts

• Open floor plan
• Travertine flooring
• Vaulted ceiling

Tags

• VAULTED CEILING
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TRAVERTINE FLOORING
• PRIVATE GUEST SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $294k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($96k/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 $2k of loan paydown is wiped out by about $9k 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 94 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $26k (8%) 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 $267,904 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.10% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $576,585
• List price: $294,400
• Delta: -48.94%
• 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
1775 Hazel Dr	0.21mi	4/3.5 (-1)	2,986 (+3%)	0mo	$797,000	$267	77
1067 Scarlet Oak Ln	0.45mi	5/3.0	2,767 (-4%)	2mo	$620,000	$224	70
1043 Tallow Tree Dr	0.25mi	4/3.0 (-1)	3,071 (+6%)	4mo	$535,000	$174	69
1151 Scarlet Oak Ln	0.42mi	4/3.0 (-1)	3,058 (+6%)	4mo	$547,000	$179	63
2016 Kingswood Dr	0.36mi	4/3.0 (-1)	2,588 (-10%)	1mo	$595,000	$230	60
1186 Scarlet Oak Ln	0.41mi	4/3.0 (-1)	2,632 (-9%)	2mo	$517,000	$196	59
4129 Endor Loop	0.38mi	4/3.0 (-1)	2,578 (-11%)	0mo	$594,000	$230	59
371 Red Maple Dr	0.22mi	4/3.0 (-1)	2,521 (-13%)	6mo	$450,000	$179	58
4117 Endor Loop	0.38mi	4/3.0 (-1)	2,574 (-11%)	2mo	$592,000	$230	58
4469 Templar Loop	0.32mi	4/3.0 (-1)	2,492 (-14%)	4mo	$570,750	$229	53
4142 Endor Loop	0.37mi	4/3.0 (-1)	2,517 (-13%)	4mo	$577,500	$229	53
106 Frenchmen Dr	0.66mi	4/3.0 (-1)	2,491 (-14%)	7mo	$375,000	$151	35

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-8,639
• Equity at exit: $43,896

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $26,063
• Equity at exit: $25,454

Cash invested: $82,432 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$1,544
• Tax from tax record: −$189 /mo · $2,269/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $712

Break-even live

Break-even rent $2,349

Max offer price $294,400

Occupancy floor 73%

Sensitivity live

Price	-10% $879	-5% $795	+0% $712	+5% $629	+10% $545
Rent	-10% $455	-5% $584	+0% $712	+5% $840	+10% $969
Rate	-1.0pp $860	-0.5pp $787	base $712	+0.5pp $636	+1.0pp $558

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: $73,600
• Closing costs: $8,832
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Labarre St Mandeville, LA	4.0	2.5	2100	$4,200	$2.00	4d	1	0.87mi
2058 Olvey Dr Mandeville, LA	4.0	2.0	2105	$2,575	$1.22	22d	1	1.10mi

Listing history 32 events

1. 2026-06-21
   days on market $294,400 Active 94 DOM
2. 2026-06-18
   days on market $294,400 Active 91 DOM
3. 2026-06-16
   days on market $294,400 Active 90 DOM
4. 2026-06-15
   days on market $294,400 Active 89 DOM
5. 2026-06-13
   days on market $294,400 Active 87 DOM
6. 2026-06-10
   days on market $294,400 Active 84 DOM
7. 2026-06-09
   days on market $294,400 Active 83 DOM
8. 2026-06-08
   days on market $294,400 Active 82 DOM
9. 2026-06-07
   days on market $294,400 Active 81 DOM
10. 2026-06-03
    days on market $294,400 Active 77 DOM
11. 2026-06-02
    pricedays on market $294,400 Active 76 DOM
12. 2026-06-01
    days on market $320,000 Active 75 DOM
13. 2026-05-31
    days on market $320,000 Active 74 DOM
14. 2026-05-06
    status Pending 977-char remark

    Show marketing remark (993 chars)

    Step into this charming and thoughtfully designed home, where a vaulted ceiling and open floor plan create a bright, spacious, and welcoming atmosphere. The beautifully appointed kitchen features granite countertops, stainless steel appliances, and elegant travertine flooring—perfect for both everyday living and entertaining. Offering 5 bedrooms and 3 full baths, the layout includes a private guest suite, a second den, an enclosed porch or playroom, and a versatile loft or office space, providing flexibility for any lifestyle. Enjoy quiet moments on the covered back porch, an ideal spot to relax and unwind. Nestled in a peaceful setting while still conveniently close to shopping, dining, and local amenities, this home offers the perfect balance of comfort and accessibility. With excellent schools nearby and easy access to the Causeway and Interstate I-12, this property truly combines space, functionality, and location—making it a place you’ll love to call home.

15. 2026-05-06
    historical Active Under Contract 993-char remark

    Show marketing remark (993 chars)

    Step into this charming and thoughtfully designed home, where a vaulted ceiling and open floor plan create a bright, spacious, and welcoming atmosphere. The beautifully appointed kitchen features granite countertops, stainless steel appliances, and elegant travertine flooring—perfect for both everyday living and entertaining. Offering 5 bedrooms and 3 full baths, the layout includes a private guest suite, a second den, an enclosed porch or playroom, and a versatile loft or office space, providing flexibility for any lifestyle. Enjoy quiet moments on the covered back porch, an ideal spot to relax and unwind. Nestled in a peaceful setting while still conveniently close to shopping, dining, and local amenities, this home offers the perfect balance of comfort and accessibility. With excellent schools nearby and easy access to the Causeway and Interstate I-12, this property truly combines space, functionality, and location—making it a place you’ll love to call home.

16. 2026-03-18
    listed $320,000 Active 977-char remark

    Show marketing remark (993 chars)

    Step into this charming and thoughtfully designed home, where a vaulted ceiling and open floor plan create a bright, spacious, and welcoming atmosphere. The beautifully appointed kitchen features granite countertops, stainless steel appliances, and elegant travertine flooring—perfect for both everyday living and entertaining. Offering 5 bedrooms and 3 full baths, the layout includes a private guest suite, a second den, an enclosed porch or playroom, and a versatile loft or office space, providing flexibility for any lifestyle. Enjoy quiet moments on the covered back porch, an ideal spot to relax and unwind. Nestled in a peaceful setting while still conveniently close to shopping, dining, and local amenities, this home offers the perfect balance of comfort and accessibility. With excellent schools nearby and easy access to the Causeway and Interstate I-12, this property truly combines space, functionality, and location—making it a place you’ll love to call home.

17. 2026-03-18
    listed $320,000 Active 993-char remark

    Show marketing remark (993 chars)

    Step into this charming and thoughtfully designed home, where a vaulted ceiling and open floor plan create a bright, spacious, and welcoming atmosphere. The beautifully appointed kitchen features granite countertops, stainless steel appliances, and elegant travertine flooring—perfect for both everyday living and entertaining. Offering 5 bedrooms and 3 full baths, the layout includes a private guest suite, a second den, an enclosed porch or playroom, and a versatile loft or office space, providing flexibility for any lifestyle. Enjoy quiet moments on the covered back porch, an ideal spot to relax and unwind. Nestled in a peaceful setting while still conveniently close to shopping, dining, and local amenities, this home offers the perfect balance of comfort and accessibility. With excellent schools nearby and easy access to the Causeway and Interstate I-12, this property truly combines space, functionality, and location—making it a place you’ll love to call home.

18. 2024-07-31
    price $335,000
19. 2024-06-07
    price $345,000
20. 2024-04-23
    price $355,000
21. 2024-03-20
    listed $335,000
22. 2021-04-30
    soldstatus $335,000 Closed
23. 2021-03-31
    status Pending
24. 2021-03-27
    listed $335,000 Active
25. 2021-03-27
    listed $335,000
26. 2021-03-04
    listed $336,900
27. 2020-11-13
    listed $368,000
28. 2007-08-01
    soldstatus $235,000
29. 2007-07-31
    soldstatus $235,000
30. 2007-04-28
    listed $235,000
31. 2007-04-28
    listed $235,000
32. 1998-10-28
    soldstatus $95,800

ⓘ 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: $2,269 · $189/mo
• Projected year-2 tax: $2,269 · $189/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $39,003
• − Mortgage interest: −$16,491
• − Property taxes: −$2,269
• − Insurance: −$1,472
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − Depreciation: −$8,564
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $7,593/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

+234.0% since first listed

19 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Contingent — GSREIN
• 2026-03-18 Listed $320,000 GSREIN
• 2026-03-18 Listed $320,000 AcadianaMLS
• 2024-07-31 Price Changed $335,000 GSREIN
• 2024-06-07 Price Changed $345,000 GSREIN
• 2024-04-23 Price Changed $355,000 GSREIN
• 2024-03-20 Listed $335,000 AcadianaMLS
• 2021-04-30 Sold (MLS) $335,000 GSREIN
• 2021-03-31 Pending — GSREIN
• 2021-03-27 Listed $335,000 AcadianaMLS
• 2021-03-27 Listed $335,000 GSREIN
• 2021-03-04 Listed $336,900 AcadianaMLS
• 2020-11-13 Listed $368,000 AcadianaMLS
• 2007-08-01 Sold (Public Records) $235,000 Public Records
• 2007-07-31 Sold (MLS) $235,000 GSREIN
• 2007-04-28 Listed $235,000 GSREIN
• 2007-04-28 Listed $235,000 AcadianaMLS
• 1998-10-28 Sold (Public Records) $95,800 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,269 · -3.5% YoY. Source: county tax records.