40145 Taylors Trl #800 · Slidell, LA 70461

$211,000

3 bd · 2.0 ba · 1,523 sqft · Condo public records · 14 Days on market

Built 2005 $300/mo HOA · 15% of rent

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• 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

Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

Key facts

• Walk in laundry room
• Pantry in kitchen
• Lovely wood flooring

Tags

• DOUBLE VANITY IN PRIMARY BATH
• SPACIOUS TUB IN PRIMARY BATH
• FIREPLACE IN LIVING ROOM
• LOVELY WOOD FLOORING
• PANTRY IN KITCHEN
• WALK IN LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $211k.

Deal economics

• At list price, monthly cash flow is $-24 ($-284/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (2.9% below list).
• Recommended offer: $205k (2.9% 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.
• Zoned schools: Cypress Cove Elementary School (657 students, 53% FRL); Little Oak Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 929 students, 41% FRL); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 21y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,907 (2.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-38,160
• Equity at exit: $31,461

10-year hold

• IRR: -14.1%
• Equity multiple: 0.24×
• Total profit: $-45,005
• Equity at exit: $18,243

Cash invested: $59,080 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-24

Break-even live

Break-even rent $2,079

Max offer price $206,820

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $36	+0% $-24	+5% $-83	+10% $-143
Rent	-10% $-186	-5% $-105	+0% $-24	+5% $57	+10% $138
Rate	-1.0pp $83	-0.5pp $30	base $-24	+0.5pp $-78	+1.0pp $-134

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	45d	1	0.37mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	4d	1	0.37mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	45d	1	0.47mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.62mi
40635 Hayes Rd Slidell, LA	3.0	2.0	1250	$1,800	$1.44	18d	1	0.68mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	45d	1	0.83mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	25d	1	0.83mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	0.91mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	5d	1	1.13mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	25d	1	1.18mi
108 Village Dr #108 Slidell, LA	3.0	2.0	1090	$1,500	$1.38	45d	1	1.21mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	45d	1	1.22mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	1.27mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	23d	1	1.27mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	5d	1	1.45mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	4d	1	1.48mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	13d	1	1.48mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	4d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2024-12-11
   soldstatus $211,000 Closed 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

2. 2024-12-07
   status Pending 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

3. 2024-10-30
   historical Active Under Contract 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

4. 2024-09-22
   price $211,000 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

5. 2024-07-27
   status Active 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

6. 2024-07-21
   historical Active Under Contract 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

7. 2024-06-20
   listed $212,000 Active 789-char remark

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

8. 2024-06-20
   listed $211,000 Active

   Show marketing remark (789 chars)

   Don't let this opportunity pass you by. Now is your chance to own a beautiful condo in the gated Taylor Trace community. A very well maintained condo offering three bedrooms and two full baths. Primary bath with double vanity and spacious tub. Primary bedroom with large walk in closet. Living room with fireplace and lovely wood flooring. Eat in kitchen with center island, lots of cabinet space, granite counter tops and a pantry. Walk in laundry room, two car attached garage. This treasure is ready and waiting for your arrival. It's excited for you to call it "home". Located minutes from interstate, hospital, shopping, restaurants and schools. No known history of flooding. Schedule an appointment to visit your next home today. #homewarrantyincluded #nicewindowtreatments

9. 2023-10-30
   soldstatus $208,000 Closed
10. 2023-10-16
    status Pending
11. 2023-09-19
    price $219,500
12. 2023-09-07
    listed $219,500
13. 2023-09-07
    listed $224,950 Active
14. 2019-09-13
    soldstatus $175,500 Closed
15. 2019-08-07
    status Pending
16. 2019-07-22
    listed $182,000 Active
17. 2019-07-22
    listed $182,000
18. 2010-07-17
    listed $178,900
19. 2010-07-17
    listed $178,900
20. 2009-10-16
    listed $179,900
21. 2009-10-16
    listed $179,900
22. 2009-02-14
    listed $189,900
23. 2009-02-14
    listed $189,900
24. 2005-12-22
    soldstatus $172,494
25. 2005-07-22
    listed $172,494
26. 2005-07-22
    listed $172,494

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$182/yr (+$15/mo · 18.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $24,589
• − Mortgage interest: −$11,819
• − Property taxes: −$979
• − Insurance: −$1,852
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$3,600
• − Depreciation: −$6,138
• Taxable loss: −$3,734
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $612/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

• County: Saint Tammany Parish · 228,296 people
• City population: 95,511
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+22.3% since first listed

26 events — show timeline

• 2024-12-11 Sold (MLS) $211,000 GSREIN
• 2024-12-07 Pending — GSREIN
• 2024-10-30 Contingent — GSREIN
• 2024-09-22 Price Changed $211,000 GSREIN
• 2024-07-27 Relisted — GSREIN
• 2024-07-21 Contingent — GSREIN
• 2024-06-20 Listed $211,000 AcadianaMLS
• 2024-06-20 Listed $212,000 GSREIN
• 2023-10-30 Sold (MLS) $208,000 GSREIN
• 2023-10-16 Pending — GSREIN
• 2023-09-19 Price Changed $219,500 GSREIN
• 2023-09-07 Listed $224,950 GSREIN
• 2023-09-07 Listed $219,500 AcadianaMLS
• 2019-09-13 Sold (MLS) $175,500 GSREIN
• 2019-08-07 Pending — GSREIN
• 2019-07-22 Listed $182,000 AcadianaMLS
• 2019-07-22 Listed $182,000 GSREIN
• 2010-07-17 Listed $178,900 GSREIN
• 2010-07-17 Listed $178,900 AcadianaMLS
• 2009-10-16 Listed $179,900 GSREIN
• 2009-10-16 Listed $179,900 AcadianaMLS
• 2009-02-14 Listed $189,900 GSREIN
• 2009-02-14 Listed $189,900 AcadianaMLS
• 2005-12-22 Sold (MLS) $172,494 GSREIN
• 2005-07-22 Listed $172,494 GSREIN
• 2005-07-22 Listed $172,494 AcadianaMLS

Property tax history

-10.4%/yr

Latest (2021): $979 · +0.5% YoY. Source: county tax records.