350 Cedar St · Slidell, LA 70460

$44,900

3 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 228 Days on market

Built 1965 6,098 sqft lot $42/sqft · 69% below area ↓ 40% 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

INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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.
• Zoned schools: Florida Avenue Elementary School (math 26% / reading 36%, grade F, #321 of 646 statewide, top 50%, 492 students, 66% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 49% district-wide (-14 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $310 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 + 5.9% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1965 — 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: 3.14% ✓
• Cap rate: 26.12%
• Cash-on-cash: 70.83%
• DSCR: 4.15
• GRM: 2.7

CMA / ARV

• ARV (median comp): $148,808
• List price: $44,900
• Delta: -69.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 5th St	0.37mi	3/1.0	1,171 (+8%)	3mo	$95,000	$81	66
629 Citrus St	0.61mi	3/1.5	1,066 (-1%)	2mo	$145,500	$136	66
314 5th St	0.35mi	3/2.0	1,161 (+7%)	14mo	$80,000	$69	56
650 8th St	0.56mi	3/2.0	1,174 (+9%)	22mo	$130,000	$111	38
620 8th St	0.57mi	3/2.0	1,213 (+12%)	22mo	$230,000	$190	31

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: 73.9%
• Equity multiple: 4.52×
• Total profit: $44,298
• Equity at exit: $6,695

10-year hold

• IRR: 78.6%
• Equity multiple: 10.40×
• Total profit: $118,203
• Equity at exit: $3,882

Cash invested: $12,572 (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: 246
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$235
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $742

Break-even live

Break-even rent $472

Max offer price $44,900

Occupancy floor 42%

Sensitivity live

Price	-10% $767	-5% $755	+0% $742	+5% $729	+10% $717
Rent	-10% $630	-5% $686	+0% $742	+5% $798	+10% $854
Rate	-1.0pp $765	-0.5pp $753	base $742	+0.5pp $730	+1.0pp $719

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	25d	1	0.22mi
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	45d	1	0.25mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	4d	1	0.33mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	45d	1	0.91mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	4d	1	0.91mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	25d	1	1.02mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	25d	1	1.24mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	45d	1	1.28mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	45d	1	1.29mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	16d	1	1.32mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	45d	1	1.32mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	45d	1	1.33mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	25d	1	1.33mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	25d	1	1.36mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	18d	1	1.40mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	45d	1	1.44mi

Listing history 34 events

1. 2026-06-21
   days on market $44,900 Active 228 DOM
2. 2026-06-18
   days on market $44,900 Active 225 DOM
3. 2026-06-17
   days on market $44,900 Active 224 DOM
4. 2026-06-16
   days on market $44,900 Active 223 DOM
5. 2026-06-15
   days on market $44,900 Active 222 DOM
6. 2026-06-13
   days on market $44,900 Active 220 DOM
7. 2026-06-10
   days on market $44,900 Active 217 DOM
8. 2026-06-09
   days on market $44,900 Active 216 DOM
9. 2026-06-08
   days on market $44,900 Active 215 DOM
10. 2026-06-07
    days on market $44,900 Active 214 DOM
11. 2026-06-03
    days on market $44,900 Active 210 DOM
12. 2026-06-02
    days on market $44,900 Active 209 DOM
13. 2026-06-01
    days on market $44,900 Active 208 DOM
14. 2026-05-31
    days on market $44,900 Active 207 DOM
15. 2026-05-18
    price $44,900 598-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

16. 2026-05-18
    price $44,900 602-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

17. 2026-04-02
    price $49,000 598-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

18. 2026-04-02
    price $49,000 602-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

19. 2026-01-30
    price $54,990 598-char remark

    Show marketing remark (598 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

20. 2026-01-28
    price $54,990 602-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

21. 2025-11-05
    listed $60,000 Active 598-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

22. 2025-11-05
    listed $60,000 Active 602-char remark

    Show marketing remark (602 chars)

    INVESTOR SPECIAL - SOLD AS-IS! Fantastic opportunity for a tear down or fix & flip. The home is in significant need of renovations. Enter with caution as floors are unstable. Hold harmless agreement to be signed and returned to the listing agent before all showings. All sq ft/measurements/zoning are approx & should be verified by the buyer/buyer's agent. SELLER WILL NOT TURN ON UTILITIES FOR INSPECTION. Property was acquired via tax sale and is being sold as-is. Must use US National Title as the underwriter. Seller to provide limited title warranty at closing. Call agent for details.

23. 2012-10-25
    soldstatus $35,000
24. 2012-02-06
    listed $42,000
25. 2012-02-06
    listed $42,000
26. 2011-06-21
    listed $69,000
27. 2011-06-21
    listed $69,000
28. 2009-01-20
    listed $114,500
29. 2009-01-20
    listed $114,500
30. 2008-08-19
    soldstatus $80,000
31. 2004-03-12
    soldstatus $40,900
32. 2004-02-12
    listed $45,000
33. 2004-02-12
    listed $45,000
34. 2002-07-15
    soldstatus $75,000

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/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: $16,941
• − Mortgage interest: −$2,515
• − Property taxes: −$1,429
• − Insurance: −$224
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,306
• Taxable income: $8,756
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $6,803/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

-40.1% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $44,900 AcadianaMLS
• 2026-05-18 Price Changed $44,900 GSREIN
• 2026-04-02 Price Changed $49,000 AcadianaMLS
• 2026-04-02 Price Changed $49,000 GSREIN
• 2026-01-30 Price Changed $54,990 AcadianaMLS
• 2026-01-28 Price Changed $54,990 GSREIN
• 2025-11-05 Listed $60,000 GSREIN
• 2025-11-05 Listed $60,000 AcadianaMLS
• 2012-10-25 Sold (MLS) $35,000 GSREIN
• 2012-02-06 Listed $42,000 AcadianaMLS
• 2012-02-06 Listed $42,000 GSREIN
• 2011-06-21 Listed $69,000 GSREIN
• 2011-06-21 Listed $69,000 AcadianaMLS
• 2009-01-20 Listed $114,500 GSREIN
• 2009-01-20 Listed $114,500 AcadianaMLS
• 2008-08-19 Sold (Public Records) $80,000 Public Records
• 2004-03-12 Sold (MLS) $40,900 GSREIN
• 2004-02-12 Listed $45,000 GSREIN
• 2004-02-12 Listed $45,000 AcadianaMLS
• 2002-07-15 Sold (Public Records) $75,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,429 · +158.5% YoY. Source: county tax records.