3915 Riviera Dr · Slidell, LA 70458

$143,000

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 106 Days on market

Built 1982 $143/sqft · 11% below area Est $164k · 13% under

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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 +24.7/30.0
• ARV discount +13.3/15.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• 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

Cute as a Button Cottage in Super Convenient Location in Slidell! Luxury Vinyl Plank Flooring throughout, New GE Gas Range/Oven and Microwave, Newer Quartz Countertops and Shaker Cabinets(2022), Newer HVAC(2022), Rear-Yard Access, Convenient to restaurants, shopping, Old Towne Slidell, and the Twin Span!

Key facts

• New ge gas range
• Rear-yard access
• Shaker cabinets

Tags

• LUXURY VINYL PLANK FLOORING
• NEW GE GAS RANGE
• NEWER QUARTZ COUNTERTOPS
• SHAKER CABINETS
• NEWER HVAC
• REAR-YARD ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $143k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+1.5%/yr); 489 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $989 of loan paydown is wiped out by about $4k 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 106 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,130 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (median comp): $164,062
• List price: $143,000
• Delta: -12.84%
• 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
3756 Riviera Dr	0.21mi	3/1.5	1,043 (+4%)	12mo	$106,000	$102	71
3785 Brookwood Dr	0.19mi	3/1.0	1,138 (+14%)	12mo	$56,000	$49	58
3176 Carey St	0.74mi	3/1.0	925 (-7%)	4mo	$137,000	$148	50
3224 College St	0.69mi	3/1.0	877 (-12%)	23mo	$89,500	$102	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,360
• Equity at exit: $21,322

10-year hold

• IRR: 3.7%
• Equity multiple: 1.25×
• Total profit: $10,008
• Equity at exit: $12,364

Cash invested: $40,040 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$750
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $300

Break-even live

Break-even rent $1,072

Max offer price $143,000

Occupancy floor 74%

Sensitivity live

Price	-10% $380	-5% $340	+0% $300	+5% $259	+10% $219
Rent	-10% $185	-5% $242	+0% $300	+5% $357	+10% $414
Rate	-1.0pp $372	-0.5pp $336	base $300	+0.5pp $262	+1.0pp $225

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	0.46mi
4456 Pontchartrain Dr Unit 7 Slidell, LA	2.0	1.0	850	$995	$1.17	4d	1	0.83mi
4456 Pontchartrain Dr Unit 15 Slidell, LA	2.0	1.0	850	$1,195	$1.41	22d	1	0.84mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	4d	1	1.01mi
4504 Pontchartrain Dr Slidell, LA	2.0	2.0	821	$1,250	$1.52	24d	1	1.11mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	1.12mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	44d	1	1.12mi

Listing history 26 events

1. 2026-06-18
   days on market $143,000 Active 106 DOM
2. 2026-06-17
   days on market $143,000 Active 105 DOM
3. 2026-06-16
   days on market $143,000 Active 104 DOM
4. 2026-06-15
   days on market $143,000 Active 103 DOM
5. 2026-06-13
   days on market $143,000 Active 101 DOM
6. 2026-06-10
   days on market $143,000 Active 98 DOM
7. 2026-06-09
   days on market $143,000 Active 97 DOM
8. 2026-06-08
   days on market $143,000 Active 96 DOM
9. 2026-06-08
   price $143,000 Active 95 DOM
10. 2026-06-07
    days on market $144,000 Active 95 DOM
11. 2026-06-03
    days on market $144,000 Active 91 DOM
12. 2026-06-02
    days on market $144,000 Active 90 DOM
13. 2026-06-01
    days on market $144,000 Active 89 DOM
14. 2026-05-31
    days on market $144,000 Active 88 DOM
15. 2026-05-01
    price $144,000 305-char remark

    Show marketing remark (306 chars)

    Cute as a Button Cottage in Super Convenient Location in Slidell! Luxury Vinyl Plank Flooring throughout, New GE Gas Range/Oven and Microwave, Newer Quartz Countertops and Shaker Cabinets(2022), Newer HVAC(2022), Rear-Yard Access, Convenient to restaurants, shopping, Old Towne Slidell, and the Twin Span!

16. 2026-05-01
    price $144,000 306-char remark

    Show marketing remark (306 chars)

    Cute as a Button Cottage in Super Convenient Location in Slidell! Luxury Vinyl Plank Flooring throughout, New GE Gas Range/Oven and Microwave, Newer Quartz Countertops and Shaker Cabinets(2022), Newer HVAC(2022), Rear-Yard Access, Convenient to restaurants, shopping, Old Towne Slidell, and the Twin Span!

17. 2026-03-03
    listed $149,000 Active 305-char remark

    Show marketing remark (306 chars)

    Cute as a Button Cottage in Super Convenient Location in Slidell! Luxury Vinyl Plank Flooring throughout, New GE Gas Range/Oven and Microwave, Newer Quartz Countertops and Shaker Cabinets(2022), Newer HVAC(2022), Rear-Yard Access, Convenient to restaurants, shopping, Old Towne Slidell, and the Twin Span!

18. 2026-03-03
    listed $149,000 Active 306-char remark

    Show marketing remark (306 chars)

    Cute as a Button Cottage in Super Convenient Location in Slidell! Luxury Vinyl Plank Flooring throughout, New GE Gas Range/Oven and Microwave, Newer Quartz Countertops and Shaker Cabinets(2022), Newer HVAC(2022), Rear-Yard Access, Convenient to restaurants, shopping, Old Towne Slidell, and the Twin Span!

19. 2022-11-09
    soldstatus $154,000
20. 2022-11-04
    soldstatus $154,000 Closed
21. 2022-10-04
    status Pending
22. 2022-09-26
    status Active
23. 2022-09-20
    status Pending
24. 2022-09-12
    listed $149,900 Active
25. 2022-09-12
    listed $149,900
26. 2006-09-29
    soldstatus $42,000

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $786 · $66/mo
• Expected delta: +$340/yr (+$28/mo · 76.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $17,411
• − Mortgage interest: −$8,010
• − Property taxes: −$446
• − Insurance: −$715
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,160
• Taxable income: $1,294
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,284/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

+242.9% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $144,000 AcadianaMLS
• 2026-05-01 Price Changed $144,000 GSREIN
• 2026-03-03 Listed $149,000 GSREIN
• 2026-03-03 Listed $149,000 AcadianaMLS
• 2022-11-09 Sold (Public Records) $154,000 Public Records
• 2022-11-04 Sold (MLS) $154,000 GSREIN
• 2022-10-04 Pending — GSREIN
• 2022-09-26 Relisted — GSREIN
• 2022-09-20 Pending — GSREIN
• 2022-09-12 Listed $149,900 AcadianaMLS
• 2022-09-12 Listed $149,900 GSREIN
• 2006-09-29 Sold (Public Records) $42,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $446 · -10.3% YoY. Source: county tax records.