373 Autumn Lakes Rd · Slidell, LA 70461

$349,000

5 bd · 2.5 ba · 2,186 sqft · SingleFamily public records · 105 Days on market

Built 2005 $160/sqft · at area comps Est $370k · 6% under $25/mo HOA · 1% of rent

---

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 +16.3/30.0
• ARV discount +10.0/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• 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

Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

Key facts

• Garage
• Built 2005
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $308k (11.7% below list).
• Recommended offer: $308k (11.7% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 42% 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 $10k 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 105 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $31k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $308,181 (11.7% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $369,660
• List price: $349,000
• Delta: -5.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
373 Autumn Lakes Rd	0.00mi	5/2.5	2,353 (+8%)	0mo	$348,000	$148	87
361 Autumn Lakes Rd	0.04mi	4/2.5 (-1)	2,250 (+3%)	13mo	$350,000	$156	77
59398 Spring Dr	0.13mi	4/2.0 (-1)	2,076 (-5%)	7mo	$249,900	$120	73
307 N Buckingham Dr	0.52mi	4/2.0 (-1)	2,260 (+3%)	1mo	$265,000	$117	62
511 Cross Gates Blvd	0.54mi	4/2.0 (-1)	2,281 (+4%)	4mo	$325,000	$142	58
665 Dockside Dr	0.50mi	4/3.0 (-1)	2,417 (+11%)	3mo	$575,000	$238	50
101 Herwig Bluff Rd	0.67mi	4/2.0 (-1)	2,154 (-2%)	13mo	$293,000	$136	48
543 Cross Gates Blvd	0.69mi	4/2.0 (-1)	2,328 (+6%)	3mo	$300,000	$129	47
424 Dockside Dr	0.65mi	4/3.0 (-1)	2,433 (+11%)	1mo	$420,000	$173	43
644 Dockside Dr	0.59mi	4/3.0 (-1)	2,492 (+14%)	3mo	$590,000	$237	40
225 Gum Bayou Ln	0.60mi	4/3.0 (-1)	2,505 (+15%)	2mo	$475,000	$190	39
307 Steele Rd	0.61mi	4/2.5 (-1)	2,466 (+13%)	14mo	$260,000	$105	34

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-48,469
• Equity at exit: $52,037

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-42,578
• Equity at exit: $30,175

Cash invested: $97,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,082 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$145
• HOA: −$25
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $189

Break-even live

Break-even rent $2,842

Max offer price $349,000

Occupancy floor 89%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	11d	1	0.04mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	43d	1	0.04mi
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	43d	1	0.82mi
1305 Spring Ridge Cir Slidell, LA	4.0	3.0	2950	$3,350	$1.14	11d	1	1.07mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 24 events

1. 2026-05-08
   status Pending 409-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

2. 2026-05-08
   historical Active Under Contract 410-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

3. 2026-04-30
   price $349,000 409-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

4. 2026-04-30
   price $349,000 410-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

5. 2026-04-10
   price $359,000 409-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

6. 2026-04-10
   price $359,000 410-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

7. 2026-03-11
   price $369,000 409-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

8. 2026-03-11
   price $369,000 410-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

9. 2026-02-04
   listed $380,000 Active 409-char remark

   Show marketing remark (410 chars)

   Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

10. 2026-02-04
    listed $380,000 Active 410-char remark

    Show marketing remark (410 chars)

    Absolutely gorgeous and beautifully maintained home! 4 bedrooms/2.5 baths downstairs with 5th bedroom over garage. 5th bedroom could be used as a bonus room/game room, it has multiple uses. Home is brick and stucco and located in a sought-after neighborhood and a highly rated school district. This spacious home, with open floor plan, has pride of ownership throughout. 2 Car garage and timeless curb appeal.

11. 2022-11-03
    soldstatus $311,500
12. 2017-07-31
    soldstatus $305,000 Sold
13. 2017-07-31
    soldstatus $305,000
14. 2017-07-10
    historical Pending Continue to Show
15. 2017-06-02
    listed $308,000 Active
16. 2017-06-01
    listed $308,000
17. 2007-07-12
    soldstatus $295,100
18. 2007-07-09
    soldstatus $295,000
19. 2007-03-05
    listed $299,900
20. 2007-03-05
    listed $299,900
21. 2004-07-29
    soldstatus $219,000
22. 2004-07-26
    soldstatus $219,000
23. 2004-03-15
    listed $219,000
24. 2004-03-15
    listed $219,000

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $2,936 · $245/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 5/10 Major FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $36,982
• − Mortgage interest: −$19,549
• − Property taxes: −$2,936
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − HOA: −$300
• − Depreciation: −$10,153
• Taxable loss: −$3,619
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $3,141/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

+59.4% since first listed

24 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Contingent — GSREIN
• 2026-04-30 Price Changed $349,000 AcadianaMLS
• 2026-04-30 Price Changed $349,000 GSREIN
• 2026-04-10 Price Changed $359,000 AcadianaMLS
• 2026-04-10 Price Changed $359,000 GSREIN
• 2026-03-11 Price Changed $369,000 AcadianaMLS
• 2026-03-11 Price Changed $369,000 GSREIN
• 2026-02-04 Listed $380,000 GSREIN
• 2026-02-04 Listed $380,000 AcadianaMLS
• 2022-11-03 Sold (Public Records) $311,500 Public Records
• 2017-07-31 Sold (Public Records) $305,000 Public Records
• 2017-07-31 Sold (MLS) $305,000 GSREIN
• 2017-07-10 Contingent — GSREIN
• 2017-06-02 Listed $308,000 GSREIN
• 2017-06-01 Listed $308,000 AcadianaMLS
• 2007-07-12 Sold (Public Records) $295,100 Public Records
• 2007-07-09 Sold (MLS) $295,000 GSREIN
• 2007-03-05 Listed $299,900 GSREIN
• 2007-03-05 Listed $299,900 AcadianaMLS
• 2004-07-29 Sold (Public Records) $219,000 Public Records
• 2004-07-26 Sold (MLS) $219,000 GSREIN
• 2004-03-15 Listed $219,000 AcadianaMLS
• 2004-03-15 Listed $219,000 GSREIN

Property tax history

-2.1%/yr

Latest (2025): $2,936 · -3.8% YoY. Source: county tax records.