1355 Brownswitch Rd · Slidell, LA 70461

$129,900

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 62 Days on market

Built 1980 0.39 ac lot $102/sqft · 46% below area Est $248k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits with this versatile property just off Military Rd in a high-traffic location. Zoned C-2 Neighborhood Commercial/Residential, it allows for a variety of uses including residential, commercial, or a combination of both. Located in Flood Zone C, no flood insurance is required. The current structure will need some updates, making it a great opportunity to customize or reimagine the space to fit your needs. A rare chance to secure a property with both visibility and versatility.

Key facts

• 0.39 acre lot
• Parking
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 (+1.7%/yr); 589 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $898 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 + 1.7% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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.
• Current owner paid $81k; list at $130k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.52% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $247,953
• List price: $129,900
• Delta: -47.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4568 Canal St	0.24mi	3/2.0	1,237 (-3%)	7mo	$199,750	$161	74
4613 Oak Dr	0.45mi	3/2.0	1,345 (+6%)	1mo	$250,000	$186	65
60454 Culper Dr	0.43mi	3/2.0	1,343 (+5%)	7mo	$244,900	$182	61
4141 St. Peter St	0.42mi	3/2.0	1,342 (+5%)	10mo	$210,000	$156	60
4178 Dauphine St	0.60mi	3/2.0	1,246 (-2%)	6mo	$210,000	$169	59
40531 Cara Mae St	0.48mi	3/2.0	1,343 (+5%)	7mo	$232,900	$173	59
60641 Townsend Dr	0.47mi	3/2.0	1,343 (+5%)	8mo	$252,900	$188	59
40547 Cara Mae St	0.48mi	3/2.0	1,392 (+9%)	0mo	$244,900	$176	58
4412 Canal St	0.43mi	3/2.0	1,393 (+9%)	7mo	$211,000	$151	54
4126 Dauphine St	0.56mi	3/2.0	1,367 (+7%)	4mo	$239,000	$175	54
4122 Dauphine St	0.58mi	3/2.0	1,405 (+10%)	5mo	$235,000	$167	48
4318 Gum Dr	0.48mi	3/2.0	1,426 (+12%)	8mo	$180,500	$127	47

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.61×
• Total profit: $22,287
• Equity at exit: $19,369

10-year hold

• IRR: 23.2%
• Equity multiple: 2.88×
• Total profit: $68,382
• Equity at exit: $11,231

Cash invested: $36,372 (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: 589
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $720

Break-even live

Break-even rent $1,065

Max offer price $129,900

Occupancy floor 59%

Sensitivity live

Price	-10% $794	-5% $757	+0% $720	+5% $683	+10% $646
Rent	-10% $564	-5% $642	+0% $720	+5% $798	+10% $876
Rate	-1.0pp $785	-0.5pp $753	base $720	+0.5pp $686	+1.0pp $652

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	44d	1	0.42mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	22d	1	0.54mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	24d	1	0.56mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	44d	1	1.05mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	44d	1	1.32mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	44d	1	1.32mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	4d	1	1.34mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	1.43mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	44d	1	1.43mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	44d	1	1.44mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	3d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $129,900 Active 62 DOM
2. 2026-06-17
   days on market $129,900 Active 61 DOM
3. 2026-06-16
   days on market $129,900 Active 60 DOM
4. 2026-06-15
   days on market $129,900 Active 59 DOM
5. 2026-06-13
   days on market $129,900 Active 57 DOM
6. 2026-06-10
   days on market $129,900 Active 54 DOM
7. 2026-06-09
   days on market $129,900 Active 53 DOM
8. 2026-06-08
   days on market $129,900 Active 52 DOM
9. 2026-06-07
   days on market $129,900 Active 51 DOM
10. 2026-06-03
    days on market $129,900 Active 47 DOM
11. 2026-06-02
    days on market $129,900 Active 46 DOM
12. 2026-06-01
    days on market $129,900 Active 45 DOM
13. 2026-05-31
    days on market $129,900 Active 44 DOM
14. 2026-04-16
    listed $129,900 Active 497-char remark

    Show marketing remark (497 chars)

    Opportunity awaits with this versatile property just off Military Rd in a high-traffic location. Zoned C-2 Neighborhood Commercial/Residential, it allows for a variety of uses including residential, commercial, or a combination of both. Located in Flood Zone C, no flood insurance is required. The current structure will need some updates, making it a great opportunity to customize or reimagine the space to fit your needs. A rare chance to secure a property with both visibility and versatility.

15. 2026-04-16
    listed $129,900 Active 497-char remark

    Show marketing remark (497 chars)

    Opportunity awaits with this versatile property just off Military Rd in a high-traffic location. Zoned C-2 Neighborhood Commercial/Residential, it allows for a variety of uses including residential, commercial, or a combination of both. Located in Flood Zone C, no flood insurance is required. The current structure will need some updates, making it a great opportunity to customize or reimagine the space to fit your needs. A rare chance to secure a property with both visibility and versatility.

16. 2026-03-17
    price $129,900
17. 2026-03-17
    price $129,900
18. 2026-02-05
    status Active
19. 2025-10-15
    listed $139,900 Active
20. 2024-11-15
    listed $175,000 Active
21. 2006-10-30
    soldstatus $81,000
22. 2002-03-04
    soldstatus $74,000
23. 2002-02-28
    soldstatus $74,000
24. 2001-12-04
    listed $79,900
25. 2001-12-04
    listed $79,900

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $23,717
• − Mortgage interest: −$7,276
• − Property taxes: −$1,273
• − Insurance: −$650
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$3,779
• Taxable income: $6,945
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $6,973/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

+62.6% since first listed

12 events — show timeline

• 2026-04-16 Listed $129,900 GSREIN
• 2026-04-16 Listed $129,900 AcadianaMLS
• 2026-03-17 Price Changed $129,900 AcadianaMLS
• 2026-03-17 Price Changed $129,900 GSREIN
• 2026-02-05 Relisted — AcadianaMLS
• 2025-10-15 Listed $139,900 AcadianaMLS
• 2024-11-15 Listed $175,000 AcadianaMLS
• 2006-10-30 Sold (Public Records) $81,000 Public Records
• 2002-03-04 Sold (Public Records) $74,000 Public Records
• 2002-02-28 Sold (MLS) $74,000 GSREIN
• 2001-12-04 Listed $79,900 AcadianaMLS
• 2001-12-04 Listed $79,900 GSREIN

Property tax history

+0.4%/yr

Latest (2025): $1,273 · -3.8% YoY. Source: county tax records.