800 Signet Ct · Covington, LA 70435

$289,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 28 Days on market

Built 2011 0.51 ac lot Est $275k · 5% over $28/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• ARV discount +5.2/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on an oversized 0.51 acre corner lot in Eagle Landing subdivision, this beautifully maintained home offers privacy, charm and peaceful wooded views with green space bordering two sides of this property. Inside you will find 3 bedrooms, 2 baths with additional convenient office area off kitchen. This homes features a desirable split floor plan, stained concrete floors and an open concept layout designed for comfortable everyday living and entertaining. The kitchen has gorgeous wood cabinets, Stainless appliances, granite counters, walk in pantry and breakfast area overlooking serene backyard. Primary suite is spacious with ensuite bath which boasts separate soaker tub and walk in shower, dual sinks with granite counters and two walk in closets. Step outside to covered patio and large backyard creating the perfect setting to relax and enjoy the natural wooded surroundings. This Covington home offers a lifestyle you will love to come home to.

Key facts

• Oversized corner lot
• Green space
• Split floor plan

Tags

• OVERSIZED CORNER LOT
• WOODED VIEWS
• GREEN SPACE
• SPLIT FLOOR PLAN
• STAINED CONCRETE FLOORS
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $330

Exterior

• Parking: Attached garage with garage door opener; One garage space
• Utilities: Public water; Public sewer
• Home design: Single-story; Corner lot; Outside city limits; Oversized lot; Excellent condition
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation; Built with mixed materials
• Exterior features: Fence; Concrete covered patio

Interior

• Kitchen: Stainless steel appliances; Granite counters; Pantry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Carbon monoxide detector; Granite counters; Pantry; Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.9% in Covington — 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 75/100 on livability (#17 in LA, #3,876 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.
• Market conditions: 365 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).
• At $3,148/mo this rent would consume 47% of the median local household income ($81k/yr) (locally 296% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 28 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.09% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $274,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Bateleur Way	0.17mi	3/2.0	1,439 (+1%)	1mo	$265,000	$184	89
181 Northridge Dr	0.23mi	3/2.0	1,429 (+0%)	1mo	$280,000	$196	88
425 Bateleur Way	0.04mi	3/2.0	1,430 (+0%)	13mo	$277,500	$194	86
437 Bateleur Way	0.07mi	3/2.0	1,400 (-2%)	10mo	$280,000	$200	86
208 Treetop Ct	0.15mi	3/2.0	1,479 (+4%)	1mo	$260,000	$176	86
187 Northridge Dr	0.21mi	3/2.0	1,420 (-0%)	11mo	$250,000	$176	81
113 Eagle Landing Dr	0.07mi	3/2.0	1,334 (-6%)	10mo	$273,000	$205	78
132 Eagle Landing Dr	0.16mi	3/2.0	1,352 (-5%)	9mo	$267,000	$197	77
552 Bateleur Way	0.25mi	3/2.0	1,498 (+5%)	8mo	$277,000	$185	73
579 Bateleur Way	0.28mi	3/2.0	1,545 (+8%)	2mo	$298,000	$193	71
134 Northridge Dr	0.33mi	3/2.0	1,543 (+8%)	2mo	$250,000	$162	69
175 Northridge Dr	0.24mi	3/2.0	1,517 (+6%)	11mo	$240,000	$158	69

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-12,360
• Equity at exit: $43,091

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $33,667
• Equity at exit: $24,987

Cash invested: $80,920 (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 70435

• Home prices YoY: -27.3%
• Active inventory: 365
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,148 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$216 /mo · $2,586/yr
• Insurance: −$120
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$28
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $541

Break-even live

Break-even rent $2,463

Max offer price $289,000

Occupancy floor 78%

Sensitivity live

Price	-10% $705	-5% $623	+0% $541	+5% $459	+10% $377
Rent	-10% $292	-5% $417	+0% $541	+5% $665	+10% $790
Rate	-1.0pp $687	-0.5pp $614	base $541	+0.5pp $466	+1.0pp $390

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,950	$2.32	4d	1	0.91mi
12099 Jones Rd Covington, LA	3.0	2.0	1700	$3,650	$2.15	12d	1	0.91mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 28 events

1. 2026-06-18
   days on market $289,000 Active 28 DOM
2. 2026-06-17
   days on market $289,000 Active 27 DOM
3. 2026-06-16
   days on market $289,000 Active 26 DOM
4. 2026-06-15
   days on market $289,000 Active 25 DOM
5. 2026-06-13
   days on market $289,000 Active 23 DOM
6. 2026-06-10
   days on market $289,000 Active 20 DOM
7. 2026-06-09
   days on market $289,000 Active 19 DOM
8. 2026-06-08
   days on market $289,000 Active 18 DOM
9. 2026-06-07
   days on market $289,000 Active 17 DOM
10. 2026-06-03
    days on market $289,000 Active 13 DOM
11. 2026-06-02
    days on market $289,000 Active 12 DOM
12. 2026-06-01
    days on market $289,000 Active 11 DOM
13. 2026-05-31
    days on market $289,000 Active 10 DOM
14. 2026-05-21
    listed $289,000 Active 961-char remark

    Show marketing remark (961 chars)

    Nestled on an oversized 0.51 acre corner lot in Eagle Landing subdivision, this beautifully maintained home offers privacy, charm and peaceful wooded views with green space bordering two sides of this property. Inside you will find 3 bedrooms, 2 baths with additional convenient office area off kitchen. This homes features a desirable split floor plan, stained concrete floors and an open concept layout designed for comfortable everyday living and entertaining. The kitchen has gorgeous wood cabinets, Stainless appliances, granite counters, walk in pantry and breakfast area overlooking serene backyard. Primary suite is spacious with ensuite bath which boasts separate soaker tub and walk in shower, dual sinks with granite counters and two walk in closets. Step outside to covered patio and large backyard creating the perfect setting to relax and enjoy the natural wooded surroundings. This Covington home offers a lifestyle you will love to come home to.

15. 2026-05-21
    listed $289,000 Active

    Show marketing remark (961 chars)

    Nestled on an oversized 0.51 acre corner lot in Eagle Landing subdivision, this beautifully maintained home offers privacy, charm and peaceful wooded views with green space bordering two sides of this property. Inside you will find 3 bedrooms, 2 baths with additional convenient office area off kitchen. This homes features a desirable split floor plan, stained concrete floors and an open concept layout designed for comfortable everyday living and entertaining. The kitchen has gorgeous wood cabinets, Stainless appliances, granite counters, walk in pantry and breakfast area overlooking serene backyard. Primary suite is spacious with ensuite bath which boasts separate soaker tub and walk in shower, dual sinks with granite counters and two walk in closets. Step outside to covered patio and large backyard creating the perfect setting to relax and enjoy the natural wooded surroundings. This Covington home offers a lifestyle you will love to come home to.

16. 2022-06-13
    soldstatus $270,000
17. 2022-06-10
    soldstatus $270,000 Closed 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

18. 2022-04-28
    status Pending 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

19. 2022-04-26
    price $265,000 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

20. 2022-04-13
    price $275,000 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

21. 2022-04-07
    status Active 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

22. 2022-04-07
    status Pending 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

23. 2022-04-05
    price $279,900 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

24. 2022-03-24
    listed $285,000 Active 487-char remark

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

25. 2022-03-24
    listed $265,000

    Show marketing remark (487 chars)

    Surrounded on two sides by greenspace, this precious home's position on a HALF ACRE lot at the corner of a cul-de-sac offers a family friendly neighborhood with a private feel. Gleaming stained concrete floors (no carpet), separate office space, extensive crown molding, fresh paint, stainless appliances, granite countertops, spacious master bath with his/her closets and sep shower. Outside you'll enjoy the fenced yard, deck, storage shed and enough room to get true rear yard access.

26. 2011-04-29
    soldstatus $164,900
27. 2010-09-22
    listed $159,900
28. 2010-09-22
    listed $159,900

ⓘ 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: $2,586 · $216/mo
• Projected year-2 tax: $2,586 · $216/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $37,776
• − Mortgage interest: −$16,188
• − Property taxes: −$2,586
• − Insurance: −$2,242
• − Repairs & maintenance: −$3,022
• − Management: −$3,022
• − HOA: −$336
• − Depreciation: −$8,407
• Taxable income: $1,971
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $6,018/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 — Covington

• Score: 75/100
• State rank: #17
• US rank: #3876

Category grades

Amenities F Commute F Cost of living B+ 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: 64,351
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,475
• Household income: $80,926
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 296.0

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% Black 9% Two or more races 4% Hispanic / Latino 3% Pacific Islander 2%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -76.03%
• Current HPI: 202.0458
• Rent YoY: —
• 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

+80.7% since first listed

15 events — show timeline

• 2026-05-21 Listed $289,000 GSREIN
• 2026-05-21 Listed $289,000 AcadianaMLS
• 2022-06-13 Sold (Public Records) $270,000 Public Records
• 2022-06-10 Sold (MLS) $270,000 GSREIN
• 2022-04-28 Pending — GSREIN
• 2022-04-26 Price Changed $265,000 GSREIN
• 2022-04-13 Price Changed $275,000 GSREIN
• 2022-04-07 Relisted — GSREIN
• 2022-04-07 Pending — GSREIN
• 2022-04-05 Price Changed $279,900 GSREIN
• 2022-03-24 Listed $265,000 AcadianaMLS
• 2022-03-24 Listed $285,000 GSREIN
• 2011-04-29 Sold (MLS) $164,900 GSREIN
• 2010-09-22 Listed $159,900 GSREIN
• 2010-09-22 Listed $159,900 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $2,586 · -3.4% YoY. Source: county tax records.