320 Forest Loop · Mandeville, LA 70471

$210,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 31 Days on market

Built 1980 Est $214k · 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 +14.3/30.0
• ARV discount +8.4/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your New Beginning Awaits! Step into this beautifully renovated home featuring 3 bedrooms and 1 full bath. Ideal as a charming starter home or a smart investment property, this residence is located in a highly desirable school system. The heavy lifting has been done for you--rest easy knowing the roof and HVAC system were both replaced within the past 5 years. Outside, the fully fenced backyard offers a space for pets, play, or entertaining, and includes a handy storage shed. Perfectly positioned for convenience, you are just a stone's throw from everyday shopping and the causeway for a seamless commute. Come see why this beautifully updated house is the perfect place to call home! Agent is related to seller.

Key facts

• Renovated home
• Storage shed
• Convenient location

Tags

• RENOVATED HOME
• FULLY FENCED BACKYARD
• STORAGE SHED
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot is rectangular and located outside city limits (60x125)

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Brick and vinyl siding construction; Excellent condition; Entry level: slab foundation
• Construction: Built with brick and vinyl siding; Slab foundation; Shingle roof
• Exterior features: Fenced yard; Porch; Workshop

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.2% below list).
• Recommended offer: $170k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Pontchartrain Elementary School (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 748 students, 22% FRL); Tchefuncte Middle School (math 65% / reading 71%, grade A-, #5 of 218 statewide, top 2%, 697 students, 24% FRL); Mandeville High School (math 59% / reading 63%, grade C+, #19 of 265 statewide, top 7%, 2,259 students, 22% FRL) — zoned schools average 23% FRL vs 40% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 49% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the St. Tammany Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 231 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $6k 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 31 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $210k implies a 56% gain — meaningful room to come down on a strong offer.

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 $169,681 (19.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $214,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Forest Loop	0.05mi	3/2.0	994 (-10%)	20mo	$203,000	$204	62
410 Forest Loop	0.08mi	3/2.0	1,220 (+11%)	18mo	$218,500	$179	59
651 Forest Loop	0.12mi	3/1.0	975 (-11%)	20mo	$189,900	$195	59

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-31,133
• Equity at exit: $31,312

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-22,005
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

ZIP-level market 70471

• Home prices YoY: -29.2%
• Rents YoY: 3.3%
• Active inventory: 231
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $38

Break-even live

Break-even rent $1,649

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $157	-5% $97	+0% $38	+5% $-22	+10% $-81
Rent	-10% $-96	-5% $-29	+0% $38	+5% $105	+10% $172
Rate	-1.0pp $144	-0.5pp $91	base $38	+0.5pp $-17	+1.0pp $-72

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Audubon Dr Mandeville, LA	4.0	2.0	1370	$1,800	$1.31	5d	1	0.08mi
500 Aries Dr Unit 4B Mandeville, LA	2.0	1.5	1400	$2,400	$1.71	45d	1	0.37mi
500 Aries Dr Mandeville, LA	2.0	1.5–2.5	1400	$2,020	$1.44	4d	2	0.37mi
740 Heavens Dr #10 Mandeville, LA	3.0	2.5	1296	$1,800	$1.39	19d	1	0.41mi
736 Heavens Dr #8 Mandeville, LA	2.0	1.5	1300	$1,400	$1.08	45d	1	0.42mi
733 Heavens Dr #4 Mandeville, LA	2.0	1.5	1098	$1,370	$1.25	12d	1	0.48mi
725 Heavens Dr #3 Mandeville, LA	2.0	1.5	1102	$1,350	$1.23	45d	1	0.51mi
700 Heavens Dr Unit 5 Mandeville, LA	2.0	1.0	1100	$1,200	$1.09	45d	1	0.54mi
4840 Highway 22 Mandeville, LA	2.0–3.0	2.0	1341	$1,750	$1.30	45d	1	0.59mi
200 Chapel Crk Mandeville, LA	1.0–3.0	1.0–2.0	1175	$1,676	$1.43	3d	11	0.63mi
Parkview Blvd #410 Parish Governing Authority District 4, LA	2.0	2.0	825	$1,300	$1.58	45d	1	0.64mi
103 Parkview Blvd #103 Mandeville, LA	2.0	2.0	830	$1,300	$1.57	19d	1	0.64mi
544 Cedarwood Dr Mandeville, LA	2.0	1.5	1205	$1,400	$1.16	45d	1	0.72mi
631 Cedarwood Dr Mandeville, LA	2.0	1.5	1130	$1,300	$1.15	25d	1	0.75mi
509 Cedarwood Dr #509 Mandeville, LA	3.0	2.5	1320	$1,675	$1.27	25d	1	0.75mi
32 S Court Villa Dr #32 Mandeville, LA	2.0	2.0	1285	$2,200	$1.71	45d	1	1.11mi

Listing history 24 events

1. 2026-06-21
   days on market $210,000 Active 31 DOM
2. 2026-06-18
   days on market $210,000 Active 28 DOM
3. 2026-06-17
   days on market $210,000 Active 27 DOM
4. 2026-06-16
   days on market $210,000 Active 26 DOM
5. 2026-06-15
   days on market $210,000 Active 25 DOM
6. 2026-06-13
   days on market $210,000 Active 23 DOM
7. 2026-06-10
   days on market $210,000 Active 20 DOM
8. 2026-06-09
   days on market $210,000 Active 19 DOM
9. 2026-06-08
   days on market $210,000 Active 18 DOM
10. 2026-06-07
    days on market $210,000 Active 17 DOM
11. 2026-06-03
    days on market $210,000 Active 13 DOM
12. 2026-06-02
    pricedays on market $210,000 Active 12 DOM
13. 2026-06-01
    days on market $235,000 Active 11 DOM
14. 2026-05-31
    days on market $235,000 Active 10 DOM
15. 2026-05-14
    listed $235,000 Active

    Show marketing remark (718 chars)

    Your New Beginning Awaits! Step into this beautifully renovated home featuring 3 bedrooms and 1 full bath. Ideal as a charming starter home or a smart investment property, this residence is located in a highly desirable school system. The heavy lifting has been done for you--rest easy knowing the roof and HVAC system were both replaced within the past 5 years. Outside, the fully fenced backyard offers a space for pets, play, or entertaining, and includes a handy storage shed. Perfectly positioned for convenience, you are just a stone's throw from everyday shopping and the causeway for a seamless commute. Come see why this beautifully updated house is the perfect place to call home! Agent is related to seller.

16. 2026-05-14
    listed $235,000 Active 718-char remark

    Show marketing remark (718 chars)

    Your New Beginning Awaits! Step into this beautifully renovated home featuring 3 bedrooms and 1 full bath. Ideal as a charming starter home or a smart investment property, this residence is located in a highly desirable school system. The heavy lifting has been done for you--rest easy knowing the roof and HVAC system were both replaced within the past 5 years. Outside, the fully fenced backyard offers a space for pets, play, or entertaining, and includes a handy storage shed. Perfectly positioned for convenience, you are just a stone's throw from everyday shopping and the causeway for a seamless commute. Come see why this beautifully updated house is the perfect place to call home! Agent is related to seller.

17. 2007-05-07
    soldstatus $135,000
18. 2007-05-04
    soldstatus $135,000
19. 2007-03-24
    listed $135,000
20. 2007-03-24
    listed $135,000
21. 1999-03-02
    soldstatus $68,000
22. 1998-05-08
    soldstatus $63,000
23. 1998-02-27
    listed $74,500
24. 1998-02-27
    listed $74,500

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $20,362
• − Mortgage interest: −$11,763
• − Property taxes: −$1,366
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$6,109
• Taxable loss: −$3,184
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $1,219/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): 24,199
• Household income: $96,501
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 475.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 15% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -77.41%
• Current HPI: 188.0159
• Rent YoY: ▲ 3.32%
• 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

+215.4% since first listed

10 events — show timeline

• 2026-05-14 Listed $235,000 AcadianaMLS
• 2026-05-14 Listed $235,000 GSREIN
• 2007-05-07 Sold (Public Records) $135,000 Public Records
• 2007-05-04 Sold (MLS) $135,000 GSREIN
• 2007-03-24 Listed $135,000 GSREIN
• 2007-03-24 Listed $135,000 AcadianaMLS
• 1999-03-02 Sold (Public Records) $68,000 Public Records
• 1998-05-08 Sold (MLS) $63,000 GSREIN
• 1998-02-27 Listed $74,500 AcadianaMLS
• 1998-02-27 Listed $74,500 GSREIN

Property tax history

+0.3%/yr

Latest (2025): $1,366 · -3.6% YoY. Source: county tax records.