1315 America St · Mandeville, LA 70448

$189,005

3 bd · 2.0 ba · 1,197 sqft · SingleFamily public records · 110 Days on market

Built 1974 7,126 sqft lot $158/sqft · 23% below area Est $244k · 23% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• 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

Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio--perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C--no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

Key facts

• Metal roof
• Spacious front porch
• Fresh interior paint

Tags

• METAL ROOF
• FULLY FENCED YARD
• FRESH INTERIOR PAINT
• NEW LAMINATE FLOORING
• OPEN LIVING AND DINING AREAS
• SPACIOUS FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 261 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 110 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $171,994 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $244,251
• List price: $189,005
• Delta: -22.62%
• 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
1338 America St	0.06mi	3/2.0	1,164 (-3%)	1mo	$218,000	$187	92
1336 Valmont St	0.09mi	3/2.0	1,202 (+0%)	9mo	$229,900	$191	88
1320 America St	0.04mi	3/2.0	1,165 (-3%)	15mo	$205,000	$176	81
1350 Caroline St	0.09mi	3/2.0	1,300 (+9%)	7mo	$199,000	$153	76
1366 Valmont St	0.10mi	3/2.0	1,154 (-4%)	19mo	$235,000	$204	74
1200 Orleans St	0.18mi	3/2.0	1,322 (+10%)	1mo	$220,000	$166	73
1634 Dupard St	0.47mi	3/2.0	1,237 (+3%)	10mo	$240,000	$194	64
1080 Colbert St	0.12mi	3/2.0	1,350 (+13%)	21mo	$140,000	$104	56
1201 Montgomery St	0.34mi	3/1.5	1,253 (+5%)	22mo	$249,000	$199	56
1820 Valmont St	0.58mi	3/2.0	1,279 (+7%)	13mo	$230,000	$180	51
1819 Caroline St	0.58mi	3/2.0	1,368 (+14%)	10mo	$226,125	$165	41
1608 Calhoun St	0.49mi	3/2.0	1,045 (-13%)	18mo	$225,000	$215	41

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-7,494
• Equity at exit: $28,181

10-year hold

• IRR: 3.6%
• Equity multiple: 1.24×
• Total profit: $12,739
• Equity at exit: $16,342

Cash invested: $52,921 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$991
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $425

Break-even live

Break-even rent $1,506

Max offer price $189,005

Occupancy floor 74%

Sensitivity live

Price	-10% $532	-5% $479	+0% $425	+5% $372	+10% $318
Rent	-10% $264	-5% $345	+0% $425	+5% $506	+10% $587
Rate	-1.0pp $521	-0.5pp $473	base $425	+0.5pp $376	+1.0pp $327

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: $47,251
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,995	$1.53	4d	1	0.37mi
1605 Dupard St Mandeville, LA	4.0	2.0	1495	$2,200	$1.47	13d	1	0.45mi
1819 Orleans St Mandeville, LA	3.0	2.0	1207	$1,895	$1.57	25d	1	0.60mi
602 Foy St Mandeville, LA	3.0	2.0	1360	$2,500	$1.84	4d	1	0.73mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	45d	1	0.78mi
337 Reine St Mandeville, LA	2.0	2.0	1200	$1,700	$1.42	45d	1	0.82mi
351 Jackson Ave Unit 3C Mandeville, LA	2.0	1.5	1000	$1,800	$1.80	25d	1	0.86mi
820 Lafitte St Unit 207 Mandeville, LA	2.0	2.0	1217	$1,675	$1.38	45d	1	0.98mi
818 Carroll St Mandeville, LA	2.0	2.5	1260	$1,950	$1.55	25d	1	1.07mi
2304 McNamara St Mandeville, LA	3.0	2.0	1404	$1,900	$1.35	18d	1	1.15mi
418 Lafitte St Mandeville, LA	2.0	2.0	950	$2,650	$2.79	12d	1	1.18mi
2130 Jefferson St Mandeville, LA	2.0	1.0	1290	$1,800	$1.40	45d	1	1.32mi
735 Nancy St Mandeville, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	1.33mi

Listing history 38 events

1. 2026-06-21
   days on market $189,005 Active 110 DOM
2. 2026-06-18
   days on market $189,005 Active 107 DOM
3. 2026-06-17
   days on market $189,005 Active 106 DOM
4. 2026-06-16
   days on market $189,005 Active 105 DOM
5. 2026-06-16
   price $189,005 Active 104 DOM
6. 2026-06-15
   days on market $189,000 Active 104 DOM
7. 2026-06-13
   days on market $189,000 Active 102 DOM
8. 2026-06-10
   days on market $189,000 Active 99 DOM
9. 2026-06-09
   days on market $189,000 Active 98 DOM
10. 2026-06-08
    days on market $189,000 Active 97 DOM
11. 2026-06-07
    days on market $189,000 Active 96 DOM
12. 2026-06-03
    days on market $189,000 Active 92 DOM
13. 2026-06-02
    days on market $189,000 Active 91 DOM
14. 2026-06-01
    days on market $189,000 Active 90 DOM
15. 2026-05-31
    days on market $189,000 Active 89 DOM
16. 2026-04-10
    price $189,000 885-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

17. 2026-04-10
    price $189,000 895-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

18. 2026-04-06
    status Active 885-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

19. 2026-04-06
    status Active 895-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

20. 2026-03-27
    status Pending 885-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

21. 2026-03-27
    historical Active Under Contract 895-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

22. 2026-03-03
    listed $199,000 Active 885-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

23. 2026-03-03
    listed $199,000 Active 895-char remark

    Show marketing remark (895 chars)

    Charming wood cottage with a metal roof and fully fenced yard in highly desirable Mandeville! Three-bedroom, two-bath homes at this price point are hard to find. This move-in ready property features fresh interior paint and new laminate flooring throughout (2025), offering a clean, updated feel while still leaving room for future enhancements to build additional equity. The open living and dining areas are filled with natural light and flow seamlessly to a spacious front porch and covered patio—perfect for entertaining, relaxing mornings, or weekend gatherings. Located on a quiet dead-end street, the home also boasts a generous backyard with endless possibilities. Situated in the Mandeville school district and located in Flood Zone C—no flood insurance required. 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

24. 2026-02-16
    historical $1,700
25. 2025-12-19
    listed $1,700
26. 2025-09-26
    price $199,900
27. 2025-09-25
    price $199,900
28. 2025-08-01
    listed $209,000 Active
29. 2025-05-30
    price $209,000
30. 2025-05-29
    price $209,000
31. 2025-05-05
    listed $219,000 Active
32. 2025-02-23
    listed $229,000 Active
33. 2024-10-09
    price $229,000
34. 2024-10-09
    price $229,000
35. 2024-08-03
    listed $239,000 Active
36. 2023-08-05
    historical $1,500
37. 2023-08-01
    listed $1,500
38. 2015-07-20
    soldstatus $143,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 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: $24,536
• − Mortgage interest: −$10,587
• − Property taxes: −$1,441
• − Insurance: −$945
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$5,498
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $4,591/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

+32.2% since first listed

23 events — show timeline

• 2026-04-10 Price Changed $189,000 AcadianaMLS
• 2026-04-10 Price Changed $189,000 GSREIN
• 2026-04-06 Relisted — AcadianaMLS
• 2026-04-06 Relisted — GSREIN
• 2026-03-27 Pending — AcadianaMLS
• 2026-03-27 Contingent — GSREIN
• 2026-03-03 Listed $199,000 GSREIN
• 2026-03-03 Listed $199,000 AcadianaMLS
• 2026-02-16 Rental Removed $1,700 TENANTTURNER2
• 2025-12-19 Listed for Rent $1,700 TENANTTURNER2
• 2025-09-26 Price Changed $199,900 AcadianaMLS
• 2025-09-25 Price Changed $199,900 GSREIN
• 2025-08-01 Listed $209,000 AcadianaMLS
• 2025-05-30 Price Changed $209,000 AcadianaMLS
• 2025-05-29 Price Changed $209,000 GSREIN
• 2025-05-05 Listed $219,000 AcadianaMLS
• 2025-02-23 Listed $229,000 AcadianaMLS
• 2024-10-09 Price Changed $229,000 AcadianaMLS
• 2024-10-09 Price Changed $229,000 GSREIN
• 2024-08-03 Listed $239,000 AcadianaMLS
• 2023-08-05 Rental Removed $1,500 GSREIN
• 2023-08-01 Listed for Rent $1,500 GSREIN
• 2015-07-20 Sold (Public Records) $143,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,441 · -3.5% YoY. Source: county tax records.