134 Hoover Dr · Slidell, LA 70461

$230,000

4 bd · 2.0 ba · 2,593 sqft · SingleFamily public records · 163 Days on market

Built 1960 0.82 ac lot $89/sqft · 30% below area Est $274k · 16% under ↓ 8% since listing

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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 +17.8/30.0
• ARV discount +14.7/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

Key facts

• Large den
• Double lot
• Home salon

Tags

• SHEETROCK UNDER PANELING
• LARGE DEN
• HOME SALON
• BEAUTIFUL VIEW OF BACKYARD
• DOUBLE LOT
• ALMOST AN ACRE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (2.0% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 30% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $7k 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 163 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $274,014
• List price: $230,000
• Delta: -16.06%
• 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
124 Rue Juneau St	0.48mi	4/3.0	2,687 (+4%)	14mo	$380,000	$141	56
117 Rue Juneau	0.52mi	4/3.0	2,708 (+4%)	14mo	$444,000	$164	53
58384 Choctaw Dr	0.65mi	4/2.5	2,355 (-9%)	4mo	$286,000	$121	49
3604 Meadow Lake Drive West	0.73mi	4/2.5	2,411 (-7%)	9mo	$299,000	$124	45
104 N Holiday Dr	0.37mi	3/3.5 (-1)	2,309 (-11%)	13mo	$326,000	$141	42
3662 W Meadow Lake Dr	0.69mi	4/2.0	2,357 (-9%)	20mo	$303,000	$129	36
3127 Meadow Lake Dr E	0.72mi	4/2.0	2,303 (-11%)	19mo	$255,000	$111	32
3625 W Meadow Lake Dr	0.72mi	4/2.0	2,294 (-12%)	20mo	$295,760	$129	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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-27,978
• Equity at exit: $34,294

10-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-20,073
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $190

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 87%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	23d	1	0.46mi
39348 Mc Kendall Dr Slidell, LA	3.0	2.5	2510	$2,600	$1.04	2d	1	0.61mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	43d	1	0.92mi
1409 Ellingsworth Dr Slidell, LA	4.0	2.0	1950	$2,000	$1.03	43d	1	1.40mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	1.43mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	1.43mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	1.46mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $230,000 Pending 163 DOM
2. 2026-06-10
   days on market $230,000 Active Under Contract 162 DOM
3. 2026-06-09
   days on market $230,000 Active Under Contract 161 DOM
4. 2026-06-08
   days on market $230,000 Active Under Contract 160 DOM
5. 2026-06-07
   days on market $230,000 Active Under Contract 159 DOM
6. 2026-06-03
   days on market $230,000 Active Under Contract 155 DOM
7. 2026-06-02
   days on market $230,000 Active Under Contract 154 DOM
8. 2026-06-01
   days on market $230,000 Active Under Contract 153 DOM
9. 2026-05-31
   days on market $230,000 Active Under Contract 152 DOM
10. 2026-05-01
    price $230,000 740-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

11. 2026-05-01
    price $230,000 749-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

12. 2026-02-20
    status Active 740-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

13. 2026-02-20
    status Active 749-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

14. 2026-02-13
    status Pending 740-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

15. 2026-02-13
    historical Active Under Contract 749-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

16. 2025-12-30
    listed $250,000 Active 740-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

17. 2025-12-30
    listed $250,000 Active 749-char remark

    Show marketing remark (749 chars)

    This vintage, one owner home is well built. Some "Good To Know" facts about this home: there is hardwood flooring under all carpeted bedrooms, and sheetrock under the paneling. The large den, garage and home salon were added in the 1970's. The salon area offers a beautiful view of the backyard - turn this room into whatever fits your needs. The salon area (titled finished garage on sketch) is not included in living area. All appliances are included with this home (Refrigerator, Gas cooktop, Double oven and Dishwasher) Seller says include the Washer and Dryer! Property is also located in Flood Zone "X" - minimal flood risk. This is a double lot - almost an acre for your pleasure. Endless possibilities await you.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,035
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$6,691
• Taxable loss: −$1,465
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $2,636/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

-8.0% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $230,000 AcadianaMLS
• 2026-05-01 Price Changed $230,000 GSREIN
• 2026-02-20 Relisted — AcadianaMLS
• 2026-02-20 Relisted — GSREIN
• 2026-02-13 Pending — AcadianaMLS
• 2026-02-13 Contingent — GSREIN
• 2025-12-30 Listed $250,000 GSREIN
• 2025-12-30 Listed $250,000 AcadianaMLS

Property tax history

-24.2%/yr

Latest (2025): $42 · -0.2% YoY. Source: county tax records.