104 Mchugh Ct · Mandeville, LA 70448

$240,000

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 69 Days on market

Built 1996 7,405 sqft lot $177/sqft · at area comps Est $234k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +6.3/15.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac in the heart of Mandeville, this charming 3-bedroom, 2-bath home offers comfort, convenience, and a functional layout perfect for everyday living. Step inside to find a light-filled interior with an inviting living space that flows seamlessly into the kitchen and dining area--ideal for both relaxing and entertaining. The spacious primary suite provides a private retreat, while two additional bedrooms offer flexibility for family, guests, or a home office. Outside, enjoy a generous yard with room to play, garden, or unwind in your own backyard oasis. Located in a desirable school district and just minutes from shopping, dining, and easy access to the Causeway, this home combines peaceful living with everyday convenience. Don't miss your opportunity to own a home in one of Mandeville's most sought-after locations--schedule your private showing today!

Key facts

• 7,405 sq ft lot
• 3 parking spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-14 ($-166/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.3% below list).
• Recommended offer: $189k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% 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); 260 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $2k of loan paydown is wiped out by about $7k 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 69 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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

• 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 $188,840 (21.3% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 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?
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 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: 0.79% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $233,613
• List price: $240,000
• Delta: 2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Surgi Dr	0.09mi	3/2.0	1,529 (+13%)	6mo	$220,000	$144	69
2343 Doe Ct	0.31mi	3/2.0	1,488 (+10%)	0mo	$265,000	$178	68
2342 Doe Ct	0.30mi	3/2.0	1,479 (+9%)	3mo	$250,000	$169	68
1629 Viola St	0.48mi	3/2.0	1,231 (-9%)	1mo	$224,000	$182	62
1641 Clover St	0.57mi	3/2.0	1,257 (-7%)	3mo	$200,000	$159	59
1523 Penrose St	0.63mi	3/2.0	1,230 (-9%)	2mo	$237,000	$193	54
1521 Jasmine St	0.72mi	3/2.0	1,252 (-8%)	1mo	$215,000	$172	53
1619 Clover St	0.61mi	3/2.0	1,225 (-10%)	5mo	$220,000	$180	51
1637 Franklin St	0.54mi	3/2.0	1,163 (-14%)	0mo	$225,000	$193	51
1542 Franklin St	0.61mi	3/2.0	1,226 (-10%)	9mo	$221,000	$180	48
1605 Labarre St	0.68mi	3/2.0	1,478 (+9%)	8mo	$279,000	$189	47
1516 Franklin St	0.66mi	3/2.0	1,223 (-10%)	8mo	$240,000	$196	46

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-43,452
• Equity at exit: $35,785

10-year hold

• IRR: -15.3%
• Equity multiple: 0.20×
• Total profit: $-53,509
• Equity at exit: $20,751

Cash invested: $67,200 (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: 260
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-14

Break-even live

Break-even rent $1,906

Max offer price $237,559

Occupancy floor 96%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Mead Ct Mandeville, LA	3.0	2.0	1580	$1,850	$1.17	3d	1	0.16mi
143 Remmy Ct Mandeville, LA	2.0	2.0	1200	$1,600	$1.33	24d	1	0.46mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	44d	1	0.67mi
102 Trace Loop Unit 1 Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	44d	1	0.74mi
104 Trace Loop Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	44d	1	0.74mi
98 Trace Loop Unit 1 Mandeville, LA	3.0	2.5	1400	$1,500	$1.07	17d	1	0.75mi
304 Teal Ct Mandeville, LA	2.0	2.0	1132	$1,425	$1.26	24d	1	0.76mi
309 Teal Ct Mandeville, LA	2.0	2.0	1132	$1,425	$1.26	44d	1	0.79mi
68 Trace Loop Mandeville, LA	3.0	2.0	1747	$2,000	$1.14	24d	1	0.81mi
1605 Dupard St Mandeville, LA	4.0	2.0	1495	$2,200	$1.47	12d	1	0.85mi
9 Trace Loop Mandeville, LA	3.0	2.0	1660	$2,300	$1.39	24d	1	0.85mi
1010 Elmer St Mandeville, LA	3.0	2.0	1219	$1,600	$1.31	44d	1	0.86mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,995	$1.53	3d	1	0.95mi
909 Chevreuil St Mandeville, LA	3.0	2.0	1561	$2,300	$1.47	15d	1	1.02mi
2304 McNamara St Mandeville, LA	3.0	2.0	1404	$1,900	$1.35	17d	1	1.10mi
817 Norval St Mandeville, LA	3.0	2.0	1518	$1,950	$1.28	44d	1	1.12mi
805 Norval St Mandeville, LA	3.0	2.0	1600	$2,000	$1.25	3d	1	1.14mi
735 Nancy St Mandeville, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	1.17mi
1819 Orleans St Mandeville, LA	3.0	2.0	1207	$1,895	$1.57	24d	1	1.24mi
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	44d	1	1.25mi
2440 Biron St Mandeville, LA	3.0	2.0	1250	$1,750	$1.40	3d	1	1.47mi
820 Lafitte St Unit 207 Mandeville, LA	2.0	2.0	1217	$1,675	$1.38	44d	1	1.48mi
810 Lafitte St Unit 105 Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	44d	1	1.49mi
810 Lafitte St Mandeville, LA	2.0	2.5	1568	$1,985	$1.27	44d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $240,000 Active 69 DOM
2. 2026-06-17
   days on market $240,000 Active 68 DOM
3. 2026-06-16
   days on market $240,000 Active 67 DOM
4. 2026-06-15
   days on market $240,000 Active 66 DOM
5. 2026-06-13
   days on market $240,000 Active 64 DOM
6. 2026-06-10
   days on market $240,000 Active 61 DOM
7. 2026-06-09
   days on market $240,000 Active 60 DOM
8. 2026-06-08
   days on market $240,000 Active 59 DOM
9. 2026-06-07
   days on market $240,000 Active 58 DOM
10. 2026-06-03
    days on market $240,000 Active 54 DOM
11. 2026-06-02
    days on market $240,000 Active 53 DOM
12. 2026-06-01
    days on market $240,000 Active 52 DOM
13. 2026-05-31
    days on market $240,000 Active 51 DOM
14. 2026-05-07
    price $240,000 894-char remark

    Show marketing remark (916 chars)

    Tucked away on a quiet cul-de-sac in the heart of Mandeville, this charming 3-bedroom, 2-bath home offers comfort, convenience, and a functional layout perfect for everyday living. Step inside to find a light-filled interior with an inviting living space that flows seamlessly into the kitchen and dining area—ideal for both relaxing and entertaining. The spacious primary suite provides a private retreat, while two additional bedrooms offer flexibility for family, guests, or a home office. Outside, enjoy a generous yard with room to play, garden, or unwind in your own backyard oasis. Located in a desirable school district and just minutes from shopping, dining, and easy access to the Causeway, this home combines peaceful living with everyday convenience. Don’t miss your opportunity to own a home in one of Mandeville’s most sought-after locations—schedule your private showing today!

15. 2026-05-07
    price $240,000 916-char remark

    Show marketing remark (916 chars)

    Tucked away on a quiet cul-de-sac in the heart of Mandeville, this charming 3-bedroom, 2-bath home offers comfort, convenience, and a functional layout perfect for everyday living. Step inside to find a light-filled interior with an inviting living space that flows seamlessly into the kitchen and dining area—ideal for both relaxing and entertaining. The spacious primary suite provides a private retreat, while two additional bedrooms offer flexibility for family, guests, or a home office. Outside, enjoy a generous yard with room to play, garden, or unwind in your own backyard oasis. Located in a desirable school district and just minutes from shopping, dining, and easy access to the Causeway, this home combines peaceful living with everyday convenience. Don’t miss your opportunity to own a home in one of Mandeville’s most sought-after locations—schedule your private showing today!

16. 2026-04-10
    listed $245,000 Active 894-char remark

    Show marketing remark (916 chars)

    Tucked away on a quiet cul-de-sac in the heart of Mandeville, this charming 3-bedroom, 2-bath home offers comfort, convenience, and a functional layout perfect for everyday living. Step inside to find a light-filled interior with an inviting living space that flows seamlessly into the kitchen and dining area—ideal for both relaxing and entertaining. The spacious primary suite provides a private retreat, while two additional bedrooms offer flexibility for family, guests, or a home office. Outside, enjoy a generous yard with room to play, garden, or unwind in your own backyard oasis. Located in a desirable school district and just minutes from shopping, dining, and easy access to the Causeway, this home combines peaceful living with everyday convenience. Don’t miss your opportunity to own a home in one of Mandeville’s most sought-after locations—schedule your private showing today!

17. 2026-04-10
    listed $245,000 Active 916-char remark

    Show marketing remark (916 chars)

    Tucked away on a quiet cul-de-sac in the heart of Mandeville, this charming 3-bedroom, 2-bath home offers comfort, convenience, and a functional layout perfect for everyday living. Step inside to find a light-filled interior with an inviting living space that flows seamlessly into the kitchen and dining area—ideal for both relaxing and entertaining. The spacious primary suite provides a private retreat, while two additional bedrooms offer flexibility for family, guests, or a home office. Outside, enjoy a generous yard with room to play, garden, or unwind in your own backyard oasis. Located in a desirable school district and just minutes from shopping, dining, and easy access to the Causeway, this home combines peaceful living with everyday convenience. Don’t miss your opportunity to own a home in one of Mandeville’s most sought-after locations—schedule your private showing today!

18. 2024-08-13
    soldstatus $225,000
19. 2024-08-08
    soldstatus $225,000 Closed
20. 2024-07-01
    historical Active Under Contract
21. 2024-06-17
    price $230,000
22. 2024-06-04
    listed $240,000 Active
23. 2024-06-04
    listed $230,000
24. 2017-09-30
    soldstatus $136,500 Sold
25. 2017-09-01
    historical Pending Continue to Show
26. 2017-08-19
    listed $140,000 Active
27. 2017-08-18
    listed $140,000
28. 2005-08-10
    soldstatus $119,000
29. 2005-08-08
    soldstatus $119,000
30. 2005-06-27
    listed $112,500
31. 2005-06-27
    listed $112,500
32. 2001-02-22
    soldstatus $94,900
33. 2000-07-26
    listed $94,900
34. 2000-07-26
    listed $94,900
35. 1999-01-13
    soldstatus $87,500
36. 1998-12-31
    soldstatus $87,500
37. 1998-10-02
    listed $89,900
38. 1998-10-02
    listed $89,900

ⓘ 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: $1,765 · $147/mo
• Projected year-2 tax: $1,765 · $147/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 4/10 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: $22,661
• − Mortgage interest: −$13,444
• − Property taxes: −$1,765
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,982
• Taxable loss: −$4,355
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $879/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

+167.0% since first listed

25 events — show timeline

• 2026-05-07 Price Changed $240,000 AcadianaMLS
• 2026-05-07 Price Changed $240,000 GSREIN
• 2026-04-10 Listed $245,000 GSREIN
• 2026-04-10 Listed $245,000 AcadianaMLS
• 2024-08-13 Sold (Public Records) $225,000 Public Records
• 2024-08-08 Sold (MLS) $225,000 GSREIN
• 2024-07-01 Contingent — GSREIN
• 2024-06-17 Price Changed $230,000 GSREIN
• 2024-06-04 Listed $230,000 AcadianaMLS
• 2024-06-04 Listed $240,000 GSREIN
• 2017-09-30 Sold (MLS) $136,500 GSREIN
• 2017-09-01 Contingent — GSREIN
• 2017-08-19 Listed $140,000 GSREIN
• 2017-08-18 Listed $140,000 AcadianaMLS
• 2005-08-10 Sold (Public Records) $119,000 Public Records
• 2005-08-08 Sold (MLS) $119,000 GSREIN
• 2005-06-27 Listed $112,500 GSREIN
• 2005-06-27 Listed $112,500 AcadianaMLS
• 2001-02-22 Sold (MLS) $94,900 GSREIN
• 2000-07-26 Listed $94,900 AcadianaMLS
• 2000-07-26 Listed $94,900 GSREIN
• 1999-01-13 Sold (Public Records) $87,500 Public Records
• 1998-12-31 Sold (MLS) $87,500 GSREIN
• 1998-10-02 Listed $89,900 AcadianaMLS
• 1998-10-02 Listed $89,900 GSREIN

Property tax history

+2.4%/yr

Latest (2025): $1,765 · +13.0% YoY. Source: county tax records.