58240 Abs Rd · Slidell, LA 70460

$119,000

3 bd · 1.5 ba · 1,507 sqft · SingleFamily public records · 88 Days on market

Built 1978 7,535 sqft lot $79/sqft · 32% below area Est $174k · 32% under ↓ 15% since listing

---

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
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now available in Slidell -- Cape Cod-inspired home with character and potential. Recently cleaned up and refreshed, this property is ready for its next chapter. Featuring a classic steep-pitched roofline, dormer windows, and a spacious layout, this home offers a timeless architectural style that continues to stand out. Inside, you'll find a generous living area with fireplace, natural wood trim accents, and defined spaces that create both functionality and charm. The kitchen offers ample cabinet storage and workspace, with a layout that flows into an additional dining or flex area. Bedrooms are well-sized, and the home provides multiple spaces that can be adapted to fit a variety of needs. While the property has been cleaned and prepared for market, it remains in need of updates and personal touches -- making it an excellent opportunity for someone looking to build equity over time. Whether you're considering it as an investment property or as a primary residence, this home offers a strong structural foundation and plenty of potential. Situated on a spacious lot with a fenced backyard, there is room to enjoy outdoor living and future improvements. If you've been searching for a home with character and the opportunity to make it your own, this may be the one.

Key facts

• Generous living area
• Dormer windows
• Fireplace

Tags

• STEEP PITCHED ROOFLINE
• DORMER WINDOWS
• GENEROUS LIVING AREA
• FIREPLACE
• NATURAL WOOD TRIM ACCENTS
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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.
• Zoned schools: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 61% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 + 5.9% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 15y 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 $80k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.53% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $174,251
• List price: $119,000
• Delta: -31.71%
• 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
35228 Windsor Dr	0.08mi	3/2.0	1,400 (-7%)	8mo	$150,000	$107	76
112 Oakwood Dr	0.50mi	3/2.0	1,469 (-2%)	12mo	$164,900	$112	61
35378 Liberty Dr	0.52mi	3/2.0	1,411 (-6%)	3mo	$240,000	$170	60
59046 Dogwood Ln	0.60mi	3/2.0	1,566 (+4%)	11mo	$245,000	$156	54
35228 Melody Ln	0.62mi	3/2.0	1,576 (+5%)	9mo	$155,400	$99	54
35428 Reese Ln	0.35mi	3/2.0	1,280 (-15%)	9mo	$57,000	$45	49
35521 Devon Dr	0.58mi	3/2.0	1,322 (-12%)	3mo	$205,000	$155	48
427 Drury Ln	0.68mi	3/2.0	1,411 (-6%)	9mo	$165,000	$117	48
426 Drury Ln	0.71mi	4/2.0 (+1)	1,581 (+5%)	6mo	$130,000	$82	46
112 Beau Chenes Dr	0.66mi	3/2.0	1,300 (-14%)	2mo	$210,000	$162	43
58275 Harbor Rd	0.71mi	3/2.0	1,344 (-11%)	9mo	$157,000	$117	39
35637 Devon Dr	0.69mi	4/2.0 (+1)	1,300 (-14%)	8mo	$82,400	$63	31

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.67×
• Total profit: $22,439
• Equity at exit: $17,743

10-year hold

• IRR: 26.9%
• Equity multiple: 3.71×
• Total profit: $90,283
• Equity at exit: $10,289

Cash invested: $33,320 (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 70460

• Rents YoY: 5.9%
• Active inventory: 246
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$624
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $568

Break-even live

Break-even rent $1,104

Max offer price $119,000

Occupancy floor 64%

Sensitivity live

Price	-10% $635	-5% $602	+0% $568	+5% $534	+10% $501
Rent	-10% $424	-5% $496	+0% $568	+5% $640	+10% $712
Rate	-1.0pp $628	-0.5pp $598	base $568	+0.5pp $537	+1.0pp $506

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	45d	1	0.51mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	45d	1	0.53mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	45d	1	0.55mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	45d	1	0.60mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	46d	1	0.70mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	46d	1	0.74mi
110 Charles Dr Slidell, LA	4.0	2.0	2210	$2,175	$0.98	13d	1	0.94mi
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	25d	1	1.37mi

Listing history 21 events

1. 2026-02-27
   listed $119,000 Active 1278-char remark

   Show marketing remark (1306 chars)

   Now available in Slidell — Cape Cod–inspired home with character and potential. Recently cleaned up and refreshed, this property is ready for its next chapter. Featuring a classic steep-pitched roofline, dormer windows, and a spacious layout, this home offers a timeless architectural style that continues to stand out. Inside, you’ll find a generous living area with fireplace, natural wood trim accents, and defined spaces that create both functionality and charm. The kitchen offers ample cabinet storage and workspace, with a layout that flows into an additional dining or flex area. Bedrooms are well-sized, and the home provides multiple spaces that can be adapted to fit a variety of needs. While the property has been cleaned and prepared for market, it remains in need of updates and personal touches — making it an excellent opportunity for someone looking to build equity over time. Whether you're considering it as an investment property or as a primary residence, this home offers a strong structural foundation and plenty of potential. Situated on a spacious lot with a fenced backyard, there is room to enjoy outdoor living and future improvements. If you’ve been searching for a home with character and the opportunity to make it your own, this may be the one.

2. 2026-02-27
   listed $119,000 Active 1306-char remark

   Show marketing remark (1306 chars)

   Now available in Slidell — Cape Cod–inspired home with character and potential. Recently cleaned up and refreshed, this property is ready for its next chapter. Featuring a classic steep-pitched roofline, dormer windows, and a spacious layout, this home offers a timeless architectural style that continues to stand out. Inside, you’ll find a generous living area with fireplace, natural wood trim accents, and defined spaces that create both functionality and charm. The kitchen offers ample cabinet storage and workspace, with a layout that flows into an additional dining or flex area. Bedrooms are well-sized, and the home provides multiple spaces that can be adapted to fit a variety of needs. While the property has been cleaned and prepared for market, it remains in need of updates and personal touches — making it an excellent opportunity for someone looking to build equity over time. Whether you're considering it as an investment property or as a primary residence, this home offers a strong structural foundation and plenty of potential. Situated on a spacious lot with a fenced backyard, there is room to enjoy outdoor living and future improvements. If you’ve been searching for a home with character and the opportunity to make it your own, this may be the one.

3. 2016-09-20
   historical
4. 2016-06-23
   price $133,000
5. 2016-06-19
   listed $133,000
6. 2016-06-19
   listed $129,000 Active
7. 2016-04-22
   soldstatus $79,900 Sold
8. 2016-03-17
   soldstatus $111,400
9. 2016-03-08
   historical Pending Continue to Show
10. 2016-02-29
    status Under Contract
11. 2016-02-10
    price $79,900
12. 2016-01-07
    listed $89,900 Active
13. 2016-01-06
    listed $79,900
14. 2013-10-09
    listed $120,000
15. 2013-10-09
    listed $120,000
16. 2012-02-14
    listed $119,900
17. 2012-02-14
    listed $119,900
18. 2011-08-09
    listed $124,900
19. 2011-08-09
    listed $124,900
20. 2011-02-06
    listed $139,900
21. 2011-02-06
    listed $139,900

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,879
• − Mortgage interest: −$6,666
• − Property taxes: −$1,589
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,462
• Taxable income: $5,270
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $5,550/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): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• 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

-14.9% since first listed

21 events — show timeline

• 2026-02-27 Listed $119,000 GSREIN
• 2026-02-27 Listed $119,000 AcadianaMLS
• 2016-09-20 Listing Removed — GSREIN
• 2016-06-23 Price Changed $133,000 GSREIN
• 2016-06-19 Listed $133,000 AcadianaMLS
• 2016-06-19 Listed $129,000 GSREIN
• 2016-04-22 Sold (MLS) $79,900 GSREIN
• 2016-03-17 Sold (Public Records) $111,400 Public Records
• 2016-03-08 Contingent — GSREIN
• 2016-02-29 Pending — GSREIN
• 2016-02-10 Price Changed $79,900 GSREIN
• 2016-01-07 Listed $89,900 GSREIN
• 2016-01-06 Listed $79,900 AcadianaMLS
• 2013-10-09 Listed $120,000 GSREIN
• 2013-10-09 Listed $120,000 AcadianaMLS
• 2012-02-14 Listed $119,900 GSREIN
• 2012-02-14 Listed $119,900 AcadianaMLS
• 2011-08-09 Listed $124,900 GSREIN
• 2011-08-09 Listed $124,900 AcadianaMLS
• 2011-02-06 Listed $139,900 GSREIN
• 2011-02-06 Listed $139,900 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $1,589 · -3.9% YoY. Source: county tax records.