1763 Mcarthur Dr · Slidell, LA 70460

$240,000

3 bd · 2.5 ba · 2,754 sqft · SingleFamily public records · 85 Days on market

Built 1978 $87/sqft · 13% below area Est $276k · 13% under

---

Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +13.4/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this generously proportioned, well cared for gem that is ready and waiting for you to make it your own. This home features a galley style kitchen, formal living room, separate dining room and large den. The galley style kitchen makes for optimal workflow and efficiency. In addition to your kitchen cabinets there are 2 pantries. The primary suite of this home offers a room sized walk-in closet that can be used for many things. .. additional storage, a dressing area or even a creative flex space. The 3rd bedroom is nonconforming and can be used as an office, playroom, home gym and the like. The once garage was converted into an extra-large and open space. This is the only room in the home with carpeted flooring. This room could be used for entertaining, relaxing, or whatever your heart desires. The generous space throughout this home certainly offers flexibility for today's lifestyle needs. This home have a classic brick exterior, gutters and shutters. Move-in ready and thoughtfully maintained, this corner-lot property greets you with both comfort and contentment. Come check it out for yourself. You will be glad you did!

Key facts

• Corner-lot property
• Galley style kitchen
• Parking

Tags

• GALLEY STYLE KITCHEN
• ROOM SIZED WALK-IN CLOSET
• EXTRA-LARGE OPEN SPACE
• CLASSIC BRICK EXTERIOR
• CORNER-LOT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $207k (13.6% below list).
• Recommended offer: $207k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 40% 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 $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

• It's been on market 85 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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 $207,294 (13.6% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $276,123
• List price: $240,000
• Delta: -13.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36101 Cemetery Rd	0.70mi	3/2.5	2,562 (-7%)	8mo	$512,000	$200	49
35501 Liberty Dr	0.46mi	4/3.0 (+1)	2,929 (+6%)	20mo	$353,000	$121	44
240 Raleigh Dr	0.64mi	4/2.5 (+1)	2,573 (-7%)	14mo	$289,000	$112	43
306 Raleigh Dr	0.70mi	4/2.0 (+1)	2,476 (-10%)	18mo	$217,500	$88	28

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-22,515
• Equity at exit: $35,785

10-year hold

• IRR: 3.7%
• Equity multiple: 1.30×
• Total profit: $20,424
• Equity at exit: $20,751

Cash invested: $67,200 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $160

Break-even live

Break-even rent $1,870

Max offer price $240,000

Occupancy floor 87%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	24d	1	0.57mi
308 Raleigh Dr Slidell, LA	4.0	2.5	2292	$2,125	$0.93	44d	1	0.72mi
110 Charles Dr Slidell, LA	4.0	2.0	2210	$2,175	$0.98	12d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $240,000 Active 85 DOM
2. 2026-06-17
   days on market $240,000 Active 84 DOM
3. 2026-06-16
   days on market $240,000 Active 83 DOM
4. 2026-06-15
   days on market $240,000 Active 82 DOM
5. 2026-06-13
   days on market $240,000 Active 80 DOM
6. 2026-06-10
   days on market $240,000 Active 77 DOM
7. 2026-06-09
   days on market $240,000 Active 76 DOM
8. 2026-06-08
   days on market $240,000 Active 75 DOM
9. 2026-06-07
   days on market $240,000 Active 74 DOM
10. 2026-06-03
    days on market $240,000 Active 70 DOM
11. 2026-06-02
    days on market $240,000 Active 69 DOM
12. 2026-06-01
    days on market $240,000 Active 68 DOM
13. 2026-05-31
    days on market $240,000 Active 67 DOM
14. 2026-03-20
    listed $240,000 Active 1152-char remark

    Show marketing remark (1150 chars)

    Welcome home to this generously proportioned, well cared for gem that is ready and waiting for you to make it your own. This home features a galley style kitchen, formal living room, separate dining room and large den. The galley style kitchen makes for optimal workflow and efficiency. In addition to your kitchen cabinets there are 2 pantries. The primary suite of this home offers a room sized walk-in closet that can be used for many things...additional storage, a dressing area or even a creative flex space. The 3rd bedroom is nonconforming and can be used as an office, playroom, home gym and the like. The once garage was converted into an extra-large and open space. This is the only room in the home with carpeted flooring. This room could be used for entertaining, relaxing, or whatever your heart desires. The generous space throughout this home certainly offers flexibility for today's lifestyle needs. This home have a classic brick exterior, gutters and shutters. Move-in ready and thoughtfully maintained, this corner-lot property greets you with both comfort and contentment. Come check it out for yourself. You will be glad you did!

15. 2026-03-20
    listed $240,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    Welcome home to this generously proportioned, well cared for gem that is ready and waiting for you to make it your own. This home features a galley style kitchen, formal living room, separate dining room and large den. The galley style kitchen makes for optimal workflow and efficiency. In addition to your kitchen cabinets there are 2 pantries. The primary suite of this home offers a room sized walk-in closet that can be used for many things...additional storage, a dressing area or even a creative flex space. The 3rd bedroom is nonconforming and can be used as an office, playroom, home gym and the like. The once garage was converted into an extra-large and open space. This is the only room in the home with carpeted flooring. This room could be used for entertaining, relaxing, or whatever your heart desires. The generous space throughout this home certainly offers flexibility for today's lifestyle needs. This home have a classic brick exterior, gutters and shutters. Move-in ready and thoughtfully maintained, this corner-lot property greets you with both comfort and contentment. Come check it out for yourself. You will be glad you did!

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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 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: $24,875
• − Mortgage interest: −$13,444
• − Property taxes: −$1,425
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$6,982
• Taxable loss: −$2,155
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $2,441/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

+0.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $240,000 AcadianaMLS
• 2026-03-20 Listed $240,000 GSREIN

Property tax history

-6.1%/yr

Latest (2025): $1,425 · -7.6% YoY. Source: county tax records.