72357 Dahlia St · Abita Springs, LA 70435

$139,900

3 bd · 1.5 ba · 1,105 sqft · SingleFamily public records · 20 Days on market

Built 2010 5,000 sqft lot Est $196k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home conveniently located near Covington and Abita Springs, offering easy access to local shopping, dining, and recreational amenities. The open-concept kitchen and living area create a comfortable space for everyday living and entertaining. Enjoy peaceful mornings or relaxing evenings on the inviting front porch. The spacious rear yard includes a storage shed, providing added functionality and convenience. A wonderful opportunity to add your personal touches and make this property your own.

Key facts

• Inviting front porch
• Open-concept kitchen
• Spacious rear yard

Tags

• OPEN-CONCEPT KITCHEN
• INVITING FRONT PORCH
• SPACIOUS REAR YARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service (standard — central systems for heating and cooling)
• Home design: Single-story; Vinyl siding; Shingle roof
• Construction: Vinyl siding construction; Shingle roof; Raised foundation; Built in an average condition
• Exterior features: Shed on the property; Outside city limits; Rectangular lot (approx. 50 x 110)

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition; Raised foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.6% in Abita Springs — 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 (#11 in LA, #3,024 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living 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: 366 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.96%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $195,585
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72351 Rose St	0.21mi	3/1.5	1,120 (+1%)	0mo	$163,000	$146	88
72475 Jasmine St	0.21mi	4/2.0 (+1)	1,200 (+9%)	5mo	$80,500	$67	64
21101 Saint Ann St	0.59mi	3/2.0	1,161 (+5%)	6mo	$235,000	$202	57
72342 Kustenmacher Rd	0.44mi	3/2.0	1,050 (-5%)	23mo	$214,900	$205	50
21105 Saint Ann St	0.58mi	3/2.0	1,190 (+8%)	17mo	$205,000	$172	44
72345 Homestead St	0.66mi	3/2.0	1,167 (+6%)	19mo	$230,000	$197	42
72268 Kustenmacher Rd	0.50mi	2/2.0 (-1)	1,229 (+11%)	12mo	$230,000	$187	41
72078 Maple St	0.67mi	2/2.0 (-1)	1,161 (+5%)	15mo	$205,000	$177	41
72452 Plantation St	0.73mi	3/2.5	1,212 (+10%)	12mo	$174,500	$144	36

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $20,852
• Equity at exit: $20,860

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $74,066
• Equity at exit: $12,096

Cash invested: $39,172 (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: 366
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$734
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $684

Break-even live

Break-even rent $1,064

Max offer price $139,900

Occupancy floor 60%

Sensitivity live

Price	-10% $763	-5% $724	+0% $684	+5% $644	+10% $605
Rent	-10% $532	-5% $608	+0% $684	+5% $760	+10% $837
Rate	-1.0pp $755	-0.5pp $720	base $684	+0.5pp $648	+1.0pp $611

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72475 Jasmine St Covington, LA	4.0	2.0	1200	$1,595	$1.33	44d	1	0.23mi
21482 Pearl St Unit 2 Abita Springs, LA	2.0	1.0	930	$1,400	$1.51	44d	1	0.80mi
2093 Dundee Loop N Abita Springs, LA	3.0	2.5	1449	$1,750	$1.21	44d	1	1.31mi
71187 Sanders St Abita Springs, LA	3.0	2.0	1130	$2,200	$1.95	44d	1	1.33mi
22596 Level St Abita Springs, LA	3.0	2.5	1439	$2,200	$1.53	21d	1	1.49mi

Listing history 13 events

1. 2026-06-21
   days on market $139,900 Active 20 DOM
2. 2026-06-18
   days on market $139,900 Active 17 DOM
3. 2026-06-17
   days on market $139,900 Active 16 DOM
4. 2026-06-16
   days on market $139,900 Active 15 DOM
5. 2026-06-15
   days on market $139,900 Active 14 DOM
6. 2026-06-13
   days on market $139,900 Active 12 DOM
7. 2026-06-10
   days on market $139,900 Active 9 DOM
8. 2026-06-09
   days on market $139,900 Active 8 DOM
9. 2026-06-08
   days on market $139,900 Active 7 DOM
10. 2026-06-07
    days on market $139,900 Active 6 DOM
11. 2026-06-03
    days on market $139,900 Active 2 DOM
12. 2026-06-02
    remarks 505-char remark
13. 2026-06-02
    listed $139,900 Active 1 DOM

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$183/yr (+$15/mo · 31.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $23,163
• − Mortgage interest: −$7,837
• − Property taxes: −$586
• − Insurance: −$700
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$4,070
• Taxable income: $6,265
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $6,706/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 — Abita Springs

• Score: 77/100
• State rank: #11
• US rank: #3024

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B 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
• 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

+120.7% since first listed

8 events — show timeline

• 2026-06-01 Listed $139,900 AcadianaMLS
• 2026-06-01 Listed $139,900 GSREIN
• 2022-07-14 Sold (Public Records) $149,900 Public Records
• 2022-07-13 Sold (MLS) $149,900 GSREIN
• 2022-06-03 Pending — GSREIN
• 2022-05-03 Listed $149,900 AcadianaMLS
• 2022-05-03 Listed $149,900 GSREIN
• 2014-03-03 Sold (Public Records) $63,397 Public Records

Property tax history

-6.3%/yr

Latest (2025): $586 · -4.1% YoY. Source: county tax records.