2110 Mallard St · Slidell, LA 70460

$135,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 25 Days on market

Built 1954 7,196 sqft lot $135/sqft · 18% below area Est $209k · 36% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great customized house in Ozone Woods. 2 bedroom, 2 bath. The primary enlarged to have huge walk-in closet. The kitchen and dining area enlarged. No carpet, like new vinyl plank. Covered back entrance overlooks large yard with workshop/storage shed. There are fig and kumquat trees in back. Bayou Liberty Water.

Key facts

• Large yard
• 7,196 sq ft lot
• Parking

Tags

• ENLARGED WALK-IN CLOSET
• COVERED BACK ENTRANCE
• LARGE YARD
• WORKSHOP STORAGE SHED
• FIG AND KUMQUAT TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.9% in Slidell — 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 70/100 on livability (#57 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living 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: Rents rising fast (+5.9%/yr); 241 active listings in the ZIP; 3 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).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 5.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.
• Current owner paid $40k; list at $135k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $209,356
• List price: $135,000
• Delta: -35.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Oriole St	0.07mi	2/1.0	950 (-5%)	2mo	$144,000	$152	83
2107 Jay St	0.09mi	3/2.0 (+1)	1,008 (+1%)	16mo	$186,000	$185	76
2028 Jay St	0.14mi	2/1.0	1,000 (0%)	23mo	$170,000	$170	71
2124 Pelican St	0.26mi	2/1.5	950 (-5%)	15mo	$154,500	$163	65
2109 Jay St	0.09mi	2/1.5	900 (-10%)	14mo	$159,000	$177	65
2103 Bluebird St	0.28mi	3/1.0 (+1)	1,020 (+2%)	13mo	$175,000	$172	64
2022 Mallard St	0.10mi	3/1.0 (+1)	1,148 (+15%)	2mo	$165,000	$144	60
104 Maple Ridge Dr	0.68mi	2/1.0	951 (-5%)	12mo	$147,500	$155	46
205 Timber Ridge Dr	0.53mi	2/1.0	871 (-13%)	11mo	$155,000	$178	41
108 Timber Ridge Dr	0.51mi	3/1.0 (+1)	1,087 (+9%)	22mo	$163,000	$150	35
2520 Mallard St	0.55mi	3/2.0 (+1)	1,122 (+12%)	19mo	$147,000	$131	33

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $8,845
• Equity at exit: $20,129

10-year hold

• IRR: 17.6%
• Equity multiple: 2.65×
• Total profit: $62,196
• Equity at exit: $11,672

Cash invested: $37,800 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $406

Break-even live

Break-even rent $1,105

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $482	-5% $444	+0% $406	+5% $368	+10% $330
Rent	-10% $278	-5% $342	+0% $406	+5% $470	+10% $534
Rate	-1.0pp $474	-0.5pp $440	base $406	+0.5pp $371	+1.0pp $335

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.28mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.40mi
2519 Crane St Slidell, LA	3.0	2.0	1160	$1,600	$1.38	24d	1	0.62mi

Listing history 28 events

1. 2026-05-08
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Great customized house in Ozone Woods. 2 bedroom, 2 bath. The primary enlarged to have huge walk-in closet. The kitchen and dining area enlarged. No carpet, like new vinyl plank. Covered back entrance overlooks large yard with workshop/storage shed. There are fig and kumquat trees in back. Bayou Liberty Water.

2. 2026-05-08
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Great customized house in Ozone Woods. 2 bedroom, 2 bath. The primary enlarged to have huge walk-in closet. The kitchen and dining area enlarged. No carpet, like new vinyl plank. Covered back entrance overlooks large yard with workshop/storage shed. There are fig and kumquat trees in back. Bayou Liberty Water.

3. 2026-04-12
   listed $135,000 Active 311-char remark

   Show marketing remark (311 chars)

   Great customized house in Ozone Woods. 2 bedroom, 2 bath. The primary enlarged to have huge walk-in closet. The kitchen and dining area enlarged. No carpet, like new vinyl plank. Covered back entrance overlooks large yard with workshop/storage shed. There are fig and kumquat trees in back. Bayou Liberty Water.

4. 2026-04-12
   listed $135,000 Active 311-char remark

   Show marketing remark (311 chars)

   Great customized house in Ozone Woods. 2 bedroom, 2 bath. The primary enlarged to have huge walk-in closet. The kitchen and dining area enlarged. No carpet, like new vinyl plank. Covered back entrance overlooks large yard with workshop/storage shed. There are fig and kumquat trees in back. Bayou Liberty Water.

5. 2026-03-17
   status Pending
6. 2026-02-10
   price $139,900
7. 2026-02-10
   price $139,900
8. 2026-01-08
   price $145,000
9. 2026-01-08
   price $145,000
10. 2025-09-30
    price $159,900
11. 2025-09-30
    price $159,900
12. 2025-08-30
    price $169,000
13. 2025-08-30
    price $169,000
14. 2025-07-16
    price $175,000
15. 2025-07-16
    price $175,000
16. 2025-06-20
    price $185,000
17. 2025-06-20
    price $185,000
18. 2025-02-27
    price $145,000
19. 2025-02-27
    price $145,000
20. 2024-10-25
    price $175,000
21. 2024-10-25
    price $175,000
22. 2024-06-17
    price $179,900
23. 2024-04-29
    listed $179,900 Active
24. 2010-03-24
    listed $135,000
25. 2010-03-24
    listed $135,000
26. 1999-11-12
    soldstatus $40,000
27. 1999-08-20
    listed $49,900
28. 1999-08-20
    listed $49,900

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,308 · $109/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 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,429
• − Mortgage interest: −$7,562
• − Property taxes: −$1,308
• − Insurance: −$675
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$3,927
• Taxable income: $2,849
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $4,188/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 — Slidell

• Score: 70/100
• State rank: #57
• US rank: #7673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Tammany Parish · 228,296 people
• City population: 95,511
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• 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

+170.5% since first listed

28 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GSREIN
• 2026-04-12 Listed $135,000 GSREIN
• 2026-04-12 Listed $135,000 AcadianaMLS
• 2026-03-17 Pending — AcadianaMLS
• 2026-02-10 Price Changed $139,900 AcadianaMLS
• 2026-02-10 Price Changed $139,900 GSREIN
• 2026-01-08 Price Changed $145,000 AcadianaMLS
• 2026-01-08 Price Changed $145,000 GSREIN
• 2025-09-30 Price Changed $159,900 AcadianaMLS
• 2025-09-30 Price Changed $159,900 GSREIN
• 2025-08-30 Price Changed $169,000 AcadianaMLS
• 2025-08-30 Price Changed $169,000 GSREIN
• 2025-07-16 Price Changed $175,000 AcadianaMLS
• 2025-07-16 Price Changed $175,000 GSREIN
• 2025-06-20 Price Changed $185,000 AcadianaMLS
• 2025-06-20 Price Changed $185,000 GSREIN
• 2025-02-27 Price Changed $145,000 AcadianaMLS
• 2025-02-27 Price Changed $145,000 GSREIN
• 2024-10-25 Price Changed $175,000 AcadianaMLS
• 2024-10-25 Price Changed $175,000 GSREIN
• 2024-06-17 Price Changed $179,900 GSREIN
• 2024-04-29 Listed $179,900 AcadianaMLS
• 2010-03-24 Listed $135,000 GSREIN
• 2010-03-24 Listed $135,000 AcadianaMLS
• 1999-11-12 Sold (MLS) $40,000 GSREIN
• 1999-08-20 Listed $49,900 GSREIN
• 1999-08-20 Listed $49,900 AcadianaMLS

Property tax history

+5.7%/yr

Latest (2025): $1,308 · -3.8% YoY. Source: county tax records.