3303 Bonfouca Dr · Slidell, LA 70458

$100,000

3 bd · 3.0 ba · 2,224 sqft · SingleFamily public records · 62 Days on market

Built 1980 0.47 ac lot $45/sqft · 75% below area

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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

BANKRUPTCY CASE 2 story, 4 bedroom/3 bath, single family home has 2224 SF living area and 3200 SF total area. The large waterfront lot (200/240 x 103/95) overlooks the bayou. Features include a separate dining room, large kitchen, vaulted ceilings, expansive deck, 2 car garage, and a wooded backyard. Needs work. All cash sale, "As is Where is" condition, 30-day closing, 10% deposit, seller's notary. Subject to Bankruptcy Court approval.

Key facts

• 0.47 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 38% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe flood risk; 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 $94,000 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.32% ✓
• Cap rate: 18.79%
• Cash-on-cash: 44.62%
• DSCR: 2.99
• GRM: 3.6

CMA / ARV

• ARV (median comp): $392,647
• List price: $100,000
• Delta: -74.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57337 Quail Crossing Rd	0.40mi	3/3.5	2,297 (+3%)	10mo	$455,000	$198	66
35405 Blackberry Ln	0.31mi	3/3.5	2,330 (+5%)	15mo	$449,000	$193	63
3103 Bayouview Pl	0.29mi	4/2.5 (+1)	2,083 (-6%)	19mo	$125,000	$60	52
311 Oleander Dr	0.69mi	4/3.0 (+1)	2,144 (-4%)	7mo	$141,800	$66	51
3004 S Palm Dr	0.70mi	4/3.0 (+1)	2,378 (+7%)	0mo	$256,000	$108	51
3069 S Palm Dr	0.60mi	3/2.0	2,172 (-2%)	23mo	$125,000	$58	44
2967 Camellia Dr	0.67mi	3/2.5	1,920 (-14%)	10mo	$222,000	$116	36
57316 Talen Ln	0.67mi	4/3.5 (+1)	2,407 (+8%)	22mo	$347,000	$144	30

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: 39.8%
• Equity multiple: 2.67×
• Total profit: $46,693
• Equity at exit: $14,910

10-year hold

• IRR: 45.4%
• Equity multiple: 5.02×
• Total profit: $112,454
• Equity at exit: $8,646

Cash invested: $28,000 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$524
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,041

Break-even live

Break-even rent $1,001

Max offer price $100,000

Occupancy floor 50%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Little Pl Slidell, LA	3.0	3.0	3000	$4,900	$1.63	3d	1	0.42mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	43d	1	0.86mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.87mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	43d	1	0.98mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	43d	1	1.10mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	1.33mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	23d	1	1.33mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	1.42mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	43d	1	1.44mi

Listing history 11 events

1. 2026-05-08
   status Pending 450-char remark

   Show marketing remark (450 chars)

   BANKRUPTCY CASE 2 story, 4 bedroom/3 bath, single family home has 2224 SF living area and 3200 SF total area. The large waterfront lot (200/240 x 103/95) overlooks the bayou. Features include a separate dining room, large kitchen, vaulted ceilings, expansive deck, 2 car garage, and a wooded backyard. Needs work. All cash sale, "As is Where is" condition, 30-day closing, 10% deposit, seller's notary. Subject to Bankruptcy Court approval.

2. 2026-04-15
   status Active 450-char remark

   Show marketing remark (450 chars)

   BANKRUPTCY CASE 2 story, 4 bedroom/3 bath, single family home has 2224 SF living area and 3200 SF total area. The large waterfront lot (200/240 x 103/95) overlooks the bayou. Features include a separate dining room, large kitchen, vaulted ceilings, expansive deck, 2 car garage, and a wooded backyard. Needs work. All cash sale, "As is Where is" condition, 30-day closing, 10% deposit, seller's notary. Subject to Bankruptcy Court approval.

3. 2026-04-15
   price $100,000 450-char remark

   Show marketing remark (450 chars)

   BANKRUPTCY CASE 2 story, 4 bedroom/3 bath, single family home has 2224 SF living area and 3200 SF total area. The large waterfront lot (200/240 x 103/95) overlooks the bayou. Features include a separate dining room, large kitchen, vaulted ceilings, expansive deck, 2 car garage, and a wooded backyard. Needs work. All cash sale, "As is Where is" condition, 30-day closing, 10% deposit, seller's notary. Subject to Bankruptcy Court approval.

4. 2024-11-29
   listed $50,000 Active 450-char remark

   Show marketing remark (450 chars)

   BANKRUPTCY CASE 2 story, 4 bedroom/3 bath, single family home has 2224 SF living area and 3200 SF total area. The large waterfront lot (200/240 x 103/95) overlooks the bayou. Features include a separate dining room, large kitchen, vaulted ceilings, expansive deck, 2 car garage, and a wooded backyard. Needs work. All cash sale, "As is Where is" condition, 30-day closing, 10% deposit, seller's notary. Subject to Bankruptcy Court approval.

5. 2024-07-09
   listed $159,000
6. 2024-04-15
   price $159,000
7. 2024-02-21
   listed $159,000
8. 2006-03-28
   soldstatus $85,000
9. 2006-03-27
   soldstatus $85,000
10. 2006-01-20
    listed $99,900
11. 2006-01-20
    listed $99,900

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,823
• − Mortgage interest: −$5,602
• − Property taxes: −$2,692
• − Insurance: −$500
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$2,909
• Taxable income: $11,668
• Est. tax owed @ 24.0%: −$2,800
• After-tax cash flow: $9,695/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

+0.1% since first listed

11 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-04-15 Relisted — AcadianaMLS
• 2026-04-15 Price Changed $100,000 AcadianaMLS
• 2024-11-29 Listed $50,000 AcadianaMLS
• 2024-07-09 Listed $159,000 AcadianaMLS
• 2024-04-15 Price Changed $159,000 GSREIN
• 2024-02-21 Listed $159,000 AcadianaMLS
• 2006-03-28 Sold (Public Records) $85,000 Public Records
• 2006-03-27 Sold (MLS) $85,000 GSREIN
• 2006-01-20 Listed $99,900 GSREIN
• 2006-01-20 Listed $99,900 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $2,692 · -6.2% YoY. Source: county tax records.