39449 Magnolia St · Pearl River, LA 70452

$86,480

3 bd · 1.5 ba · 1,535 sqft · SingleFamily public records · 55 Days on market

Built 1970 6,799 sqft lot $56/sqft · 64% below area ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COME CHECK OUT THIS 3 BEDROOM 1.5 BATH HOME IN PEARL RIVER*CENTRALLY LOCATED AND CLOSE TO MANY AMENITIES. MAKE THIS HOUSE A HOME AGAIN.

Key facts

• 6,799 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.9% in Pearl River — 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 51/100 on livability (#419 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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: 157 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $598 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; 25% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,885 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.50% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $229,442
• List price: $86,480
• Delta: -62.31%
• 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
64408 Josephine St	0.40mi	3/2.0	1,631 (+6%)	2mo	$289,000	$177	67
39491 Highway 41 Spur Hwy	0.30mi	3/2.0	1,389 (-10%)	4mo	$101,000	$73	65
39100 Gracie Ln	0.44mi	3/2.0	1,440 (-6%)	12mo	$235,000	$163	58
65091 Jerry St	0.72mi	3/2.0	1,491 (-3%)	3mo	$248,000	$166	57
65338 Highway 41 Spur	0.71mi	3/1.5	1,493 (-3%)	9mo	$244,900	$164	55
64282 Taylor Farms Rd	0.68mi	3/2.0	1,689 (+10%)	3mo	$299,485	$177	48
39228 Zereda Ct	0.45mi	3/2.0	1,689 (+10%)	16mo	$296,220	$175	47
64313 Taylor Farms Rd	0.68mi	3/2.0	1,718 (+12%)	1mo	$298,990	$174	46
503 Lacy St	0.72mi	3/2.0	1,680 (+9%)	4mo	$240,000	$143	46
39120 Gum St	0.64mi	3/2.0	1,661 (+8%)	10mo	$194,000	$117	46
65099 Jerry St	0.73mi	3/2.0	1,360 (-11%)	2mo	$235,500	$173	44
64270 Taylor Farms Rd	0.68mi	3/2.0	1,718 (+12%)	8mo	$302,250	$176	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.66×
• Total profit: $16,029
• Equity at exit: $12,894

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $52,618
• Equity at exit: $7,477

Cash invested: $24,214 (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 70452

• Home prices YoY: -26.1%
• Active inventory: 157
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$454
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $472

Break-even live

Break-even rent $699

Max offer price $86,480

Occupancy floor 59%

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: $21,620
• Closing costs: $2,594
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39175 Gum St Pearl River, LA	3.0	1.0	1300	$1,000	$0.77	43d	1	0.60mi
39175 Gum St Pearl River, LA	3.0	1.0	1301	$1,000	$0.77	23d	1	0.60mi
201 Old Mill Loop Pearl River, LA	4.0	2.0	2151	$2,500	$1.16	3d	1	1.03mi
3 Concord Loop Pearl River, LA	4.0	2.0	1309	$1,300	$0.99	11d	1	1.04mi

Listing history 15 events

1. 2026-06-10
   status $86,480 Pending 55 DOM
2. 2026-06-09
   days on market $86,480 Active 55 DOM
3. 2026-06-08
   days on market $86,480 Active 54 DOM
4. 2026-06-07
   days on market $86,480 Active 53 DOM
5. 2026-06-03
   days on market $86,480 Active 49 DOM
6. 2026-06-02
   pricedays on market $86,480 Active 48 DOM
7. 2026-06-01
   days on market $94,000 Active 47 DOM
8. 2026-05-31
   days on market $94,000 Active 46 DOM
9. 2026-04-15
   listed $94,000 Active 135-char remark

   Show marketing remark (137 chars)

   COME CHECK OUT THIS 3 BEDROOM 1.5 BATH HOME IN PEARL RIVER * CENTRALLY LOCATED AND CLOSE TO MANY AMENITIES. MAKE THIS HOUSE A HOME AGAIN.

10. 2026-04-15
    listed $94,000 Active 137-char remark

    Show marketing remark (137 chars)

    COME CHECK OUT THIS 3 BEDROOM 1.5 BATH HOME IN PEARL RIVER * CENTRALLY LOCATED AND CLOSE TO MANY AMENITIES. MAKE THIS HOUSE A HOME AGAIN.

11. 2026-03-24
    soldstatus $69,000
12. 2025-02-11
    listed $100,000 Active
13. 2010-04-16
    listed $65,610
14. 2010-04-16
    listed $65,610
15. 2007-05-08
    soldstatus $140,000

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $752 · $63/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 9/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,554
• − Mortgage interest: −$4,844
• − Property taxes: −$752
• − Insurance: −$432
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,516
• Taxable income: $4,522
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,577/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 — Pearl River

• Score: 51/100
• State rank: #419
• US rank: #25262

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearl River, LA
• Population (ZIP): 13,290

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 11% Romanian 1% Italian 1%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -55.29%
• Current HPI: 156.9714
• Rent YoY: —
• Metro: —
• 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

-32.9% since first listed

7 events — show timeline

• 2026-04-15 Listed $94,000 GSREIN
• 2026-04-15 Listed $94,000 AcadianaMLS
• 2026-03-24 Sold (Public Records) $69,000 Public Records
• 2025-02-11 Listed $100,000 AcadianaMLS
• 2010-04-16 Listed $65,610 GSREIN
• 2010-04-16 Listed $65,610 AcadianaMLS
• 2007-05-08 Sold (Public Records) $140,000 Public Records

Property tax history

-7.7%/yr

Latest (2025): $752 · -4.7% YoY. Source: county tax records.