327 Dorset Dr · Slidell, LA 70458

$127,000

3 bd · 2.0 ba · 2,419 sqft · SingleFamily public records · 69 Days on market

Built 1965 9,583 sqft lot ↓ 23% 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
• 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

SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

Key facts

• Open floor plan
• Game room
• Fireplace in den

Tags

• OPEN FLOOR PLAN
• FIREPLACE IN DEN
• GAME ROOM
• WOOD DECK IN REAR YARD

Property features AI

Exterior

• Parking: Attached two-space garage
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Shingle roof; Built on a slab foundation; Average condition
• Construction: Brick construction
• Exterior features: City lot with rectangular shape; Lot dimensions approximately 75 x 120

Interior

• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Gas heating
• Interior features: Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 2 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $878 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.62% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $258,833
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Spartan Loop	0.40mi	4/2.0 (+1)	2,359 (-2%)	1mo	$305,000	$129	72
3744 Croydon St	0.34mi	4/3.0 (+1)	2,452 (+1%)	4mo	$250,000	$102	69
3902 Croydon St	0.26mi	3/2.0	2,156 (-11%)	1mo	$230,000	$107	69
125 Cypress Lakes Dr	0.60mi	4/3.0 (+1)	2,379 (-2%)	0mo	$459,000	$193	60
3808 Thomas Dr	0.50mi	3/2.5	2,621 (+8%)	3mo	$269,000	$103	59
201 Annette Dr	0.49mi	4/2.0 (+1)	2,235 (-8%)	1mo	$285,000	$128	58
277 Cypress Lakes Dr	0.72mi	4/2.5 (+1)	2,480 (+2%)	0mo	$350,000	$141	55
105 Parkbrook Cir	0.57mi	4/2.0 (+1)	2,231 (-8%)	1mo	$165,000	$74	54
285 Palm Springs Dr	0.33mi	4/2.0 (+1)	2,068 (-14%)	5mo	$205,000	$99	51
106 Hemlock Ct	0.66mi	4/2.0 (+1)	2,213 (-8%)	1mo	$100,000	$45	49
204 Annette Dr	0.50mi	4/2.0 (+1)	2,110 (-13%)	2mo	$299,500	$142	49
37399 Lopez St	0.63mi	3/2.5	2,761 (+14%)	3mo	$50,500	$18	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.50×
• Total profit: $17,865
• Equity at exit: $18,936

10-year hold

• IRR: 20.5%
• Equity multiple: 2.60×
• Total profit: $56,928
• Equity at exit: $10,981

Cash invested: $35,560 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $651

Break-even live

Break-even rent $1,228

Max offer price $127,000

Occupancy floor 63%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.17mi
3106 Little Pl Slidell, LA	3.0	3.0	3000	$4,900	$1.63	3d	1	0.90mi

Listing history 23 events

1. 2026-06-18
   days on market $127,000 Active 69 DOM
2. 2026-06-17
   days on market $127,000 Active 68 DOM
3. 2026-06-16
   days on market $127,000 Active 67 DOM
4. 2026-06-15
   days on market $127,000 Active 66 DOM
5. 2026-06-13
   statusdays on market $127,000 Active 64 DOM
6. 2026-05-29
   status Pending 205-char remark

   Show marketing remark (205 chars)

   SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

7. 2026-05-29
   status Active 205-char remark

   Show marketing remark (205 chars)

   SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

8. 2026-05-29
   status Pending

   Show marketing remark (205 chars)

   SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

9. 2026-05-28
   status Active
10. 2026-05-05
    historical
11. 2026-04-02
    status Pending 205-char remark

    Show marketing remark (205 chars)

    SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

12. 2026-04-02
    status Pending

    Show marketing remark (205 chars)

    SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

13. 2026-03-14
    price $127,000 205-char remark

    Show marketing remark (205 chars)

    SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

14. 2026-03-14
    price $127,000

    Show marketing remark (205 chars)

    SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

15. 2026-01-30
    listed $136,000 Active 205-char remark

    Show marketing remark (205 chars)

    SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

16. 2026-01-30
    listed $136,000 Active

    Show marketing remark (205 chars)

    SPACIOUS 3 BEDROOM,2 FULL BATHROOM WITH AN OPEN FLOOR PLAN INCLUDING A FIREPLACE IN DEN ,DINING AREA AND A GAME ROOM .WOOD DECK IN REAR YARD .YOU WILL ONLY NEED A FEW TOOLS TO MAKE THIS ONE AS GOOD AS NEW.

17. 2025-08-18
    listed $190,000 Active
18. 2016-06-21
    soldstatus $164,000
19. 2016-06-16
    soldstatus $164,000 Sold
20. 2016-04-19
    historical Pending Continue to Show
21. 2016-04-16
    price $164,900
22. 2015-12-12
    listed $169,900 Active
23. 2015-12-12
    listed $164,900

ⓘ 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: $3,016 · $251/mo
• Projected year-2 tax: $3,016 · $251/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: $24,628
• − Mortgage interest: −$7,114
• − Property taxes: −$3,016
• − Insurance: −$635
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$3,695
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $6,318/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

-23.0% since first listed

18 events — show timeline

• 2026-05-29 Pending — AcadianaMLS
• 2026-05-29 Relisted — AcadianaMLS
• 2026-05-29 Pending — GSREIN
• 2026-05-28 Relisted — GSREIN
• 2026-05-05 Listing Removed — GSREIN
• 2026-04-02 Pending — AcadianaMLS
• 2026-04-02 Pending — GSREIN
• 2026-03-14 Price Changed $127,000 AcadianaMLS
• 2026-03-14 Price Changed $127,000 GSREIN
• 2026-01-30 Listed $136,000 GSREIN
• 2026-01-30 Listed $136,000 AcadianaMLS
• 2025-08-18 Listed $190,000 AcadianaMLS
• 2016-06-21 Sold (Public Records) $164,000 Public Records
• 2016-06-16 Sold (MLS) $164,000 GSREIN
• 2016-04-19 Contingent — GSREIN
• 2016-04-16 Price Changed $164,900 GSREIN
• 2015-12-12 Listed $169,900 GSREIN
• 2015-12-12 Listed $164,900 AcadianaMLS

Property tax history

+6.3%/yr

Latest (2025): $3,016 · -6.2% YoY. Source: county tax records.