1692 W Hall Ave · Slidell, LA 70460

$85,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 59 Days on market

Built 1980 0.55 ac lot $72/sqft · 55% below area ↓ 6% 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
• 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

Over-sized lot, great location close to shopping, interstate, schools. Large living with plenty of space storage, 1 covered carport for car storage. So much potential.

Key facts

• Over-sized lot
• Plenty of space
• Great location

Tags

• OVER-SIZED LOT
• GREAT LOCATION
• PLENTY OF SPACE
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.74% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.23%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $188,344
• List price: $85,000
• Delta: -54.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1481 W Hall Ave	0.25mi	3/2.0 (+1)	1,172 (-0%)	14mo	$109,000	$93	68
35593 Devon Dr	0.39mi	2/1.0	1,262 (+8%)	2mo	$155,500	$123	68
1574 Sunset Dr	0.11mi	3/2.0 (+1)	1,218 (+4%)	21mo	$146,000	$120	62
35548 Devon Dr	0.48mi	3/1.0 (+1)	1,116 (-5%)	6mo	$35,000	$31	59
1492 W Hall Ave	0.24mi	3/2.0 (+1)	1,300 (+11%)	11mo	$135,500	$104	53
205 Chaucer Ct	0.59mi	2/1.0	1,100 (-6%)	12mo	$169,000	$154	52
1224 Maris Stella Ave	0.38mi	3/2.0 (+1)	1,350 (+15%)	2mo	$155,000	$115	47
35478 Garden Dr	0.65mi	3/1.0 (+1)	1,050 (-11%)	2mo	$90,000	$86	46
35521 Devon Dr	0.48mi	3/2.0 (+1)	1,322 (+13%)	3mo	$205,000	$155	45
1348 Greenlawn Dr	0.23mi	3/2.0 (+1)	1,304 (+11%)	21mo	$80,000	$61	45
800 Huntwyck Cir	0.66mi	3/1.5 (+1)	1,051 (-10%)	1mo	$152,000	$145	44
210 Westminster Dr	0.61mi	2/1.0	1,021 (-13%)	10mo	$155,000	$152	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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.16×
• Total profit: $27,620
• Equity at exit: $12,674

10-year hold

• IRR: 36.2%
• Equity multiple: 4.83×
• Total profit: $91,074
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $580

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	0.45mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.52mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.00mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.00mi
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	44d	1	1.03mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	1.06mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.07mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	1.08mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	1.09mi
110 Canulette Rd #12 Slidell, LA	1.0	1.0	1300	$1,000	$0.77	21d	1	1.16mi
2594 Front St Unit 2 Slidell, LA	1.0	1.0	1200	$1,450	$1.21	14d	1	1.32mi
2594 Front St Unit 3 Slidell, LA	1.0	1.0	800	$1,250	$1.56	44d	1	1.32mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.44mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	1.45mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 59 DOM
2. 2026-06-17
   days on market $85,000 Active 58 DOM
3. 2026-06-16
   days on market $85,000 Active 57 DOM
4. 2026-06-15
   days on market $85,000 Active 56 DOM
5. 2026-06-13
   days on market $85,000 Active 54 DOM
6. 2026-06-10
   days on market $85,000 Active 51 DOM
7. 2026-06-09
   days on market $85,000 Active 50 DOM
8. 2026-06-08
   days on market $85,000 Active 49 DOM
9. 2026-06-07
   days on market $85,000 Active 48 DOM
10. 2026-06-03
    days on market $85,000 Active 44 DOM
11. 2026-06-02
    days on market $85,000 Active 43 DOM
12. 2026-06-01
    days on market $85,000 Active 42 DOM
13. 2026-05-31
    days on market $85,000 Active 41 DOM
14. 2026-05-18
    price $85,000 167-char remark

    Show marketing remark (167 chars)

    Over-sized lot, great location close to shopping, interstate, schools. Large living with plenty of space storage, 1 covered carport for car storage. So much potential.

15. 2026-05-18
    price $85,000 167-char remark

    Show marketing remark (167 chars)

    Over-sized lot, great location close to shopping, interstate, schools. Large living with plenty of space storage, 1 covered carport for car storage. So much potential.

16. 2026-04-17
    listed $90,000 Active 167-char remark

    Show marketing remark (167 chars)

    Over-sized lot, great location close to shopping, interstate, schools. Large living with plenty of space storage, 1 covered carport for car storage. So much potential.

17. 2026-04-17
    listed $90,000 Active 167-char remark

    Show marketing remark (167 chars)

    Over-sized lot, great location close to shopping, interstate, schools. Large living with plenty of space storage, 1 covered carport for car storage. So much potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $17,728
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$2,473
• Taxable income: $5,958
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,526/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): 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

-5.6% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $85,000 AcadianaMLS
• 2026-05-18 Price Changed $85,000 GSREIN
• 2026-04-17 Listed $90,000 GSREIN
• 2026-04-17 Listed $90,000 AcadianaMLS

Property tax history

-16.1%/yr

Latest (2025): $143 · -14.0% YoY. Source: county tax records.