2413 Oriole St · Slidell, LA 70460

$170,000

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 39 Days on market

Built 1981 6,612 sqft lot $111/sqft · 29% below area Est $218k · 22% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• 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

Conveniently located, this 4-bedroom, 2-bath home offers approximately 1,400 square feet of living space and plenty of potential for the right buyer. The spacious great room features a wood-burning fireplace as its focal point, creating a warm and inviting central living area. A bright breakfast area with multiple windows flows directly into the kitchen, providing a functional layout for everyday living. The home offers a flexible floor plan with two bedrooms and one bath upstairs, and two bedrooms and one bath downstairs. The utility room provides additional space and can accommodate extra storage or appliances. Outside, the fully fenced rear yard adds privacy and room to enjoy the outdoors. This property does need repairs and updates, making it a great opportunity for investors or buyers looking to add value. Seller is motivated.

Key facts

• Utility room
• Flexible floor plan
• Breakfast area

Tags

• WOOD BURNING FIREPLACE
• BREAKFAST AREA
• FLEXIBLE FLOOR PLAN
• FULLY FENCED REAR YARD
• UTILITY ROOM

Property features AI

Finance

• Other: Total of 8 rooms

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: 2-story house
• Construction: Hardboard siding; Shingle roof; Slab foundation; Built in average condition
• Exterior features: Concrete patio/porch; City lot; Rectangular lot

Interior

• Kitchen: Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $104k; list at $170k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $217,941
• List price: $170,000
• Delta: -22.00%
• 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
2521 Robin St	0.21mi	3/2.0 (-1)	1,468 (-4%)	3mo	$130,000	$89	75
2402 Mallard St	0.06mi	3/2.0 (-1)	1,361 (-11%)	3mo	$125,000	$92	71
2515 Pelican St	0.23mi	3/2.0 (-1)	1,405 (-8%)	3mo	$235,000	$167	68
2517 Pelican St	0.24mi	3/2.0 (-1)	1,367 (-11%)	1mo	$240,000	$176	64
185 Lark St	0.37mi	4/2.0	1,453 (-5%)	12mo	$195,000	$134	64
2523 Robin St	0.21mi	3/2.0 (-1)	1,385 (-10%)	7mo	$198,500	$143	63
2514 Robin St	0.20mi	3/2.0 (-1)	1,334 (-13%)	2mo	$190,000	$142	62
2207 Oriole St	0.28mi	3/2.0 (-1)	1,370 (-11%)	5mo	$197,000	$144	60
173 Lark St	0.38mi	3/2.0 (-1)	1,363 (-11%)	3mo	$186,500	$137	56
2311 Jay St	0.15mi	3/2.0 (-1)	1,310 (-15%)	11mo	$212,000	$162	54
2510 Pelican Street St	0.25mi	3/2.0 (-1)	1,314 (-14%)	11mo	$197,000	$150	50
2202 Jay St	0.33mi	3/2.0 (-1)	1,306 (-15%)	6mo	$185,000	$142	50

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,619
• Equity at exit: $25,348

10-year hold

• IRR: 15.0%
• Equity multiple: 2.36×
• Total profit: $64,783
• Equity at exit: $14,698

Cash invested: $47,600 (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: 241
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $433

Break-even live

Break-even rent $1,326

Max offer price $170,000

Occupancy floor 72%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.10mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	23d	1	0.21mi
2519 Crane St Slidell, LA	3.0	2.0	1160	$1,600	$1.38	23d	1	0.34mi
34081 Stanley St Slidell, LA	3.0	2.5	1832	$1,950	$1.06	2d	1	1.28mi

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 39 DOM
2. 2026-06-17
   days on market $170,000 Active 38 DOM
3. 2026-06-16
   days on market $170,000 Active 37 DOM
4. 2026-06-15
   days on market $170,000 Active 36 DOM
5. 2026-06-13
   days on market $170,000 Active 34 DOM
6. 2026-06-10
   days on market $170,000 Active 31 DOM
7. 2026-06-09
   days on market $170,000 Active 30 DOM
8. 2026-06-08
   days on market $170,000 Active 29 DOM
9. 2026-06-07
   days on market $170,000 Active 28 DOM
10. 2026-06-03
    days on market $170,000 Active 24 DOM
11. 2026-06-02
    days on market $170,000 Active 23 DOM
12. 2026-06-01
    days on market $170,000 Active 22 DOM
13. 2026-05-31
    days on market $170,000 Active 21 DOM
14. 2026-05-12
    status Active 843-char remark

    Show marketing remark (843 chars)

    Conveniently located, this 4-bedroom, 2-bath home offers approximately 1,400 square feet of living space and plenty of potential for the right buyer. The spacious great room features a wood-burning fireplace as its focal point, creating a warm and inviting central living area. A bright breakfast area with multiple windows flows directly into the kitchen, providing a functional layout for everyday living. The home offers a flexible floor plan with two bedrooms and one bath upstairs, and two bedrooms and one bath downstairs. The utility room provides additional space and can accommodate extra storage or appliances. Outside, the fully fenced rear yard adds privacy and room to enjoy the outdoors. This property does need repairs and updates, making it a great opportunity for investors or buyers looking to add value. Seller is motivated.

15. 2026-05-12
    status Active 843-char remark

    Show marketing remark (843 chars)

    Conveniently located, this 4-bedroom, 2-bath home offers approximately 1,400 square feet of living space and plenty of potential for the right buyer. The spacious great room features a wood-burning fireplace as its focal point, creating a warm and inviting central living area. A bright breakfast area with multiple windows flows directly into the kitchen, providing a functional layout for everyday living. The home offers a flexible floor plan with two bedrooms and one bath upstairs, and two bedrooms and one bath downstairs. The utility room provides additional space and can accommodate extra storage or appliances. Outside, the fully fenced rear yard adds privacy and room to enjoy the outdoors. This property does need repairs and updates, making it a great opportunity for investors or buyers looking to add value. Seller is motivated.

16. 2026-05-06
    historical 843-char remark
17. 2026-05-01
    listed $170,000 Active 843-char remark

    Show marketing remark (843 chars)

    Conveniently located, this 4-bedroom, 2-bath home offers approximately 1,400 square feet of living space and plenty of potential for the right buyer. The spacious great room features a wood-burning fireplace as its focal point, creating a warm and inviting central living area. A bright breakfast area with multiple windows flows directly into the kitchen, providing a functional layout for everyday living. The home offers a flexible floor plan with two bedrooms and one bath upstairs, and two bedrooms and one bath downstairs. The utility room provides additional space and can accommodate extra storage or appliances. Outside, the fully fenced rear yard adds privacy and room to enjoy the outdoors. This property does need repairs and updates, making it a great opportunity for investors or buyers looking to add value. Seller is motivated.

18. 2026-05-01
    listed $170,000 Active 843-char remark

    Show marketing remark (843 chars)

    Conveniently located, this 4-bedroom, 2-bath home offers approximately 1,400 square feet of living space and plenty of potential for the right buyer. The spacious great room features a wood-burning fireplace as its focal point, creating a warm and inviting central living area. A bright breakfast area with multiple windows flows directly into the kitchen, providing a functional layout for everyday living. The home offers a flexible floor plan with two bedrooms and one bath upstairs, and two bedrooms and one bath downstairs. The utility room provides additional space and can accommodate extra storage or appliances. Outside, the fully fenced rear yard adds privacy and room to enjoy the outdoors. This property does need repairs and updates, making it a great opportunity for investors or buyers looking to add value. Seller is motivated.

19. 2011-09-22
    soldstatus $104,000
20. 2011-09-20
    soldstatus $104,000
21. 2011-07-30
    listed $98,500

    Show marketing remark (443 chars)

    CONVENIENTLY LOCATED ONLY MINUTES FROM NORTH SHORE MALL THIS IS A LOT OF HOME FOR THE MONEY. THE FOCAL POINT OF THE GENEROUSLY SIZED GREAT ROOM IS A WOOD BURNING FIREPLACE. THE BREAKFAST ROOM IS BRIGHTENED BY A BANK OF WINDOWS AND LEADS DIRECTLY INTO THE KITCHEN. THE UTILITY ROOM IS LARGE ENOUGH TO ACCOMODATE A FREEZER. TWO BEDROOMS AND A BATH ARE LOCATED UPSTAIRS AND TWO BEDROOMS AND A BATH ARE LOCATED DOWN. REAR YARD IS COMPLETELY FENCED

22. 2011-07-30
    listed $98,500

    Show marketing remark (443 chars)

    CONVENIENTLY LOCATED ONLY MINUTES FROM NORTH SHORE MALL THIS IS A LOT OF HOME FOR THE MONEY. THE FOCAL POINT OF THE GENEROUSLY SIZED GREAT ROOM IS A WOOD BURNING FIREPLACE. THE BREAKFAST ROOM IS BRIGHTENED BY A BANK OF WINDOWS AND LEADS DIRECTLY INTO THE KITCHEN. THE UTILITY ROOM IS LARGE ENOUGH TO ACCOMODATE A FREEZER. TWO BEDROOMS AND A BATH ARE LOCATED UPSTAIRS AND TWO BEDROOMS AND A BATH ARE LOCATED DOWN. REAR YARD IS COMPLETELY FENCED

23. 2000-07-26
    soldstatus $58,500
24. 2000-06-27
    listed $59,500
25. 2000-06-27
    listed $59,500

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/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 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $22,484
• − Mortgage interest: −$9,523
• − Property taxes: −$1,020
• − Insurance: −$850
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$4,945
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $4,583/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

+185.7% since first listed

12 events — show timeline

• 2026-05-12 Relisted — AcadianaMLS
• 2026-05-12 Relisted — GSREIN
• 2026-05-06 Listing Removed — GSREIN
• 2026-05-01 Listed $170,000 GSREIN
• 2026-05-01 Listed $170,000 AcadianaMLS
• 2011-09-22 Sold (Public Records) $104,000 Public Records
• 2011-09-20 Sold (MLS) $104,000 GSREIN
• 2011-07-30 Listed $98,500 GSREIN
• 2011-07-30 Listed $98,500 AcadianaMLS
• 2000-07-26 Sold (MLS) $58,500 GSREIN
• 2000-06-27 Listed $59,500 GSREIN
• 2000-06-27 Listed $59,500 AcadianaMLS

Property tax history

-4.6%/yr

Latest (2025): $1,020 · -3.8% YoY. Source: county tax records.