4832 Pine Dr Dr · Slidell, LA 70461

$40,000

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 126 Days on market

Built 1968 $41/sqft · 73% below area ↓ 4% 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 +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

Key facts

• Parking
• Built 1968
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.3% 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 (+1.7%/yr); 589 active listings in the ZIP; 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 $277 of loan paydown is wiped out by about $1k 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 + 1.7% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.66% ✓
• Cap rate: 31.35%
• Cash-on-cash: 89.48%
• DSCR: 4.98
• GRM: 2.3

CMA / ARV

• ARV (median comp): $120,045
• List price: $40,000
• Delta: -66.68%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4351 Ash Dr	0.47mi	2/1.0	830 (-15%)	6mo	$120,000	$145	49
4242 Gum Dr	0.74mi	2/1.0	979 (+1%)	20mo	$53,000	$54	48
111 Troy Dr	0.57mi	3/2.0 (+1)	1,100 (+13%)	11mo	$108,665	$99	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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 88.6%
• Equity multiple: 5.01×
• Total profit: $44,899
• Equity at exit: $5,964

10-year hold

• IRR: 91.4%
• Equity multiple: 9.96×
• Total profit: $100,350
• Equity at exit: $3,458

Cash invested: $11,200 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $835

Break-even live

Break-even rent $406

Max offer price $40,000

Occupancy floor 38%

Sensitivity live

Price	-10% $858	-5% $846	+0% $835	+5% $824	+10% $813
Rent	-10% $720	-5% $777	+0% $835	+5% $893	+10% $951
Rate	-1.0pp $855	-0.5pp $845	base $835	+0.5pp $825	+1.0pp $814

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $40,000 Active 126 DOM
2. 2026-06-17
   days on market $40,000 Active 125 DOM
3. 2026-06-16
   days on market $40,000 Active 124 DOM
4. 2026-06-15
   days on market $40,000 Active 123 DOM
5. 2026-06-13
   days on market $40,000 Active 121 DOM
6. 2026-06-10
   days on market $40,000 Active 118 DOM
7. 2026-06-09
   days on market $40,000 Active 117 DOM
8. 2026-06-08
   days on market $40,000 Active 116 DOM
9. 2026-06-07
   days on market $40,000 Active 115 DOM
10. 2026-06-03
    days on market $40,000 Active 111 DOM
11. 2026-06-02
    days on market $40,000 Active 110 DOM
12. 2026-06-01
    days on market $40,000 Active 109 DOM
13. 2026-05-31
    days on market $40,000 Active 108 DOM
14. 2026-02-11
    price $95,000 753-char remark

    Show marketing remark (755 chars)

    House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

15. 2026-02-11
    price $95,000 755-char remark

    Show marketing remark (755 chars)

    House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

16. 2026-02-11
    listed $40,000 Active

    Show marketing remark (755 chars)

    House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

17. 2026-02-11
    listed $40,000 Active

    Show marketing remark (755 chars)

    House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

18. 2025-02-11
    listed $99,000 Active 753-char remark

    Show marketing remark (755 chars)

    House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

19. 2025-02-11
    listed $99,000 Active 755-char remark

    Show marketing remark (755 chars)

    House sits on two lots plus additional 6 buildable lots, Create additional 150' deep lots for total of 300' with street to street ownership. Perfect little renovator house for income as well as builder package deal, or for private homesteading. This property was farmed in the 60's & 70's. The home 2 bed 1 Bath approx 800 sq ft, is basically a shell and needs total renovation. It was raised in 1983, Stairs have been removed for safety, underside looks solid. Basically being sold for land value but this home could and should be saved. Could be that perfect off grid self sustaining project, but was on modern utilities and last occupied in the 90's. Lot 18 May be sold off independently as there is another private owner between offered at $12k.

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $17,559
• − Mortgage interest: −$2,241
• − Property taxes: −$1,132
• − Insurance: −$200
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$1,164
• Taxable income: $10,013
• Est. tax owed @ 24.0%: −$2,403
• After-tax cash flow: $7,619/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% Vietnamese 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

-4.0% since first listed

6 events — show timeline

• 2026-02-11 Price Changed $95,000 AcadianaMLS
• 2026-02-11 Price Changed $95,000 GSREIN
• 2026-02-11 Listed $40,000 AcadianaMLS
• 2026-02-11 Listed $40,000 GSREIN
• 2025-02-11 Listed $99,000 GSREIN
• 2025-02-11 Listed $99,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $1,132 · -3.8% YoY. Source: county tax records.