2008 7th St · Slidell, LA 70458

$220,000

4 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 7 Days on market

Built 1972 Est $184k · 19% over

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Why this score? — see what drove the F 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 +13.9/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Olde Towne Slidell, relax in this home’s large backyard, with inground pool and covered deck, great for entertaining. This move-in ready, meticulously maintained 4bd/2ba home has tile & laminate throughout, primary bedroom features large closet, ensuite w/ tub & shower. Indoor laundry room, with extra storage, bonus room could be 5th bedroom. Energy efficient windows, crown molding, long driveway. Minutes from Fremaux Town Center. Nestled at the end of the street, this gem won’t last!

Key facts

• Parking
• Pool
• Built 1972

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-story; Average condition
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built with typical construction materials
• Exterior features: Covered porch/patio; In-ground pool; City lot with rectangular shape

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $25 ($305/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.5% below list).
• Recommended offer: $177k (19.5% below list) — sets the bar for 1% rule.

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 (+1.5%/yr); 489 active listings in the ZIP; 20 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 $2k of loan paydown is wiped out by about $7k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 20y 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.

Recommended offer $177,172 (19.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $184,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Cousin St	0.28mi	3/2.0 (-1)	1,525 (-6%)	3mo	$200,000	$131	70
626 Florida Ave	0.48mi	3/2.0 (-1)	1,611 (-0%)	2mo	$220,000	$137	70
1510 5th St	0.38mi	3/2.0 (-1)	1,753 (+8%)	1mo	$230,000	$131	62
5453 Fornea Glen Way	0.32mi	3/2.0 (-1)	1,405 (-13%)	3mo	$237,990	$169	56
1555 7th St	0.34mi	4/2.0	1,839 (+14%)	7mo	$225,000	$122	56
1565 Queens Dr	0.44mi	3/2.0 (-1)	1,445 (-11%)	8mo	$165,000	$114	50
2751 Washington Ave	0.67mi	3/2.0 (-1)	1,554 (-4%)	9mo	$95,000	$61	50
1037 Michigan Ave	0.51mi	3/2.0 (-1)	1,466 (-9%)	7mo	$142,000	$97	50
1593 Eastridge Dr	0.61mi	3/2.0 (-1)	1,459 (-10%)	4mo	$144,900	$99	47
1736 11th St	0.34mi	3/2.0 (-1)	1,857 (+15%)	9mo	$190,000	$102	47
1439 Eastridge Dr	0.72mi	3/2.0 (-1)	1,500 (-7%)	7mo	$120,500	$80	43
2708 Lincoln Ave	0.56mi	3/2.0 (-1)	1,394 (-14%)	5mo	$69,900	$50	42

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-36,781
• Equity at exit: $32,803

10-year hold

• IRR: -11.9%
• Equity multiple: 0.34×
• Total profit: $-40,891
• Equity at exit: $19,022

Cash invested: $61,600 (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 70458

• Rents YoY: 1.5%
• Active inventory: 489
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $25

Break-even live

Break-even rent $1,740

Max offer price $220,000

Occupancy floor 94%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	0.15mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	43d	1	0.18mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	0.18mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	0.39mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	0.51mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	0.71mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	0.81mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	0.87mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.90mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	0.92mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	0.92mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	43d	1	1.02mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	1.12mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	1.13mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	1.21mi
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	23d	1	1.32mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	1.39mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.39mi
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	23d	1	1.41mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	1.43mi

Listing history 5 events

1. 2026-06-18
   days on market $220,000 Active 7 DOM
2. 2026-06-17
   days on market $220,000 Active 6 DOM
3. 2026-06-16
   days on market $220,000 Active 5 DOM
4. 2026-06-15
   days on market $220,000 Active 4 DOM
5. 2026-06-13
   listed $220,000 Active 2 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,261
• − Mortgage interest: −$12,323
• − Property taxes: −$1,547
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$6,400
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $1,148/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

• Census place: Slidell, LA
• County: Saint Tammany Parish · 228,296 people
• City population: 95,511
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,034
• Household income: $72,843
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1331.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 10% Hispanic / Latino 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 15% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -173.60%
• Current HPI: 147.4749
• Rent YoY: ▲ 1.47%
• 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

+76.0% since first listed

21 events — show timeline

• 2026-06-11 Listed $220,000 GSREIN
• 2026-06-11 Listed $220,000 AcadianaMLS
• 2021-07-29 Pending — GSREIN
• 2021-07-28 Sold (Public Records) $195,000 Public Records
• 2021-07-28 Sold (MLS) $195,000 GSREIN
• 2021-07-20 Relisted — GSREIN
• 2021-05-10 Pending — GSREIN
• 2021-04-29 Listed $215,000 AcadianaMLS
• 2021-04-29 Listed $215,000 GSREIN
• 2014-11-26 Sold (Public Records) $123,600 Public Records
• 2014-11-26 Sold (MLS) $123,600 GSREIN
• 2014-05-22 Listed $120,000 AcadianaMLS
• 2014-05-22 Listed $120,000 GSREIN
• 2013-03-16 Listed $125,000 GSREIN
• 2013-03-16 Listed $125,000 AcadianaMLS
• 2012-01-31 Listed $149,900 GSREIN
• 2012-01-31 Listed $149,900 AcadianaMLS
• 2007-04-23 Sold (Public Records) $127,000 Public Records
• 2007-04-20 Sold (MLS) $127,000 GSREIN
• 2006-12-29 Listed $125,000 AcadianaMLS
• 2006-12-29 Listed $125,000 GSREIN

Property tax history

+0.0%/yr

Latest (2025): $1,547 · -7.5% YoY. Source: county tax records.