1495 West Hall Ave · Slidell, LA 70460

$155,000

3 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 224 Days on market

Built 1977 Est $172k · 10% under

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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 +23.2/30.0
• ARV discount +12.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• 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

3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

Key facts

• Open floor plan
• Large living area
• Lots of cabinets

Tags

• OPEN FLOOR PLAN
• LARGE LIVING AREA
• VAULTED CEILING
• DINING AREA
• LOTS OF CABINETS
• LARGE UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 32% 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1977 — 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: 1.08% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $172,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 St Augustine Dr	0.12mi	3/2.0	1,562 (+5%)	4mo	$104,500	$67	83
1715 W Hall Ave	0.27mi	3/2.0	1,550 (+4%)	1mo	$82,000	$53	80
1363 Westlawn Dr	0.22mi	3/2.0	1,400 (-6%)	5mo	$195,000	$139	76
1224 Maris Stella Ave	0.15mi	3/2.0	1,350 (-9%)	2mo	$155,000	$115	76
1074 Maris Stella St	0.25mi	3/1.5	1,607 (+8%)	4mo	$148,000	$92	70
1279 Jaycee Dr	0.28mi	4/2.0 (+1)	1,400 (-6%)	8mo	$145,000	$104	66
209 Drury Ln	0.68mi	3/2.0	1,470 (-1%)	3mo	$171,000	$116	64
205 Drury Ln	0.66mi	4/2.0 (+1)	1,485 (-0%)	2mo	$219,900	$148	62
1374 Rummel St	0.42mi	4/2.0 (+1)	1,349 (-9%)	2mo	$215,000	$159	58
213 Drury Ln	0.70mi	3/2.0	1,588 (+7%)	1mo	$191,000	$120	56
201 Drury Ln	0.64mi	3/2.0	1,648 (+11%)	2mo	$170,000	$103	51
35521 Devon Dr	0.71mi	3/2.0	1,322 (-11%)	3mo	$205,000	$155	46

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,144
• Equity at exit: $23,111

10-year hold

• IRR: 11.2%
• Equity multiple: 2.00×
• Total profit: $43,262
• Equity at exit: $13,402

Cash invested: $43,400 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$813
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $281

Break-even live

Break-even rent $1,323

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $369	-5% $325	+0% $281	+5% $237	+10% $193
Rent	-10% $148	-5% $215	+0% $281	+5% $347	+10% $414
Rate	-1.0pp $359	-0.5pp $321	base $281	+0.5pp $241	+1.0pp $200

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	45d	1	0.67mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.71mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	0.79mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.82mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	0.82mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	0.82mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	4d	1	0.86mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	0.86mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	0.88mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	44d	1	1.14mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	45d	1	1.19mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.22mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.24mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.24mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	1.27mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.29mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	24d	1	1.31mi

Listing history 27 events

1. 2025-09-29
   status Pending
2. 2025-09-02
   price $155,000 306-char remark

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

3. 2025-09-02
   price $155,000

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

4. 2025-08-29
   price $159,900 306-char remark

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

5. 2025-08-29
   price $159,900

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

6. 2025-06-24
   price $164,900 306-char remark

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

7. 2025-06-24
   price $164,900

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

8. 2025-06-02
   price $169,900 306-char remark

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

9. 2025-06-02
   price $169,900

   Show marketing remark (306 chars)

   3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

10. 2025-04-08
    price $175,000 306-char remark

    Show marketing remark (306 chars)

    3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

11. 2025-04-08
    price $175,000

    Show marketing remark (306 chars)

    3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

12. 2025-02-16
    listed $179,000 Active 306-char remark

    Show marketing remark (306 chars)

    3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

13. 2025-02-16
    listed $179,000 Active

    Show marketing remark (306 chars)

    3BR 2 Bath brick home with open floor plan. Large living area w/vaulted ceiling. Dining area adjacent to kitchen with lots of cabinets, range, dishwasher. Large utility/laundry room just off the kitchen. Master bedroom features a vanity are, walk in closet and tub/toilet.20x20 Screened patio, fenced yard.

14. 2019-09-11
    soldstatus $120,000 Closed 517-char remark

    Show marketing remark (517 chars)

    Open floor plan with lots of space. Features a large living area w/ vaulted ceiling & ceiling fan. Dining area adjacent to kitchen which features lots of cabinets, range, dishwasher Over sized utility/laundry room off kitchen. Three bedrooms, master bedroom features a vanity area, walk in closet and a tub/toilet area. Hard floors in the common living space. Carpet in the bedrooms, plus a 20X20 screened patio. Fenced yard plus workshop/storage building. Home located on the Tammany Trace for long bike rides

15. 2019-08-05
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Open floor plan with lots of space. Features a large living area w/ vaulted ceiling & ceiling fan. Dining area adjacent to kitchen which features lots of cabinets, range, dishwasher Over sized utility/laundry room off kitchen. Three bedrooms, master bedroom features a vanity area, walk in closet and a tub/toilet area. Hard floors in the common living space. Carpet in the bedrooms, plus a 20X20 screened patio. Fenced yard plus workshop/storage building. Home located on the Tammany Trace for long bike rides

16. 2019-08-01
    listed $124,900 Active 517-char remark

    Show marketing remark (517 chars)

    Open floor plan with lots of space. Features a large living area w/ vaulted ceiling & ceiling fan. Dining area adjacent to kitchen which features lots of cabinets, range, dishwasher Over sized utility/laundry room off kitchen. Three bedrooms, master bedroom features a vanity area, walk in closet and a tub/toilet area. Hard floors in the common living space. Carpet in the bedrooms, plus a 20X20 screened patio. Fenced yard plus workshop/storage building. Home located on the Tammany Trace for long bike rides

17. 2019-08-01
    listed $124,900

    Show marketing remark (517 chars)

    Open floor plan with lots of space. Features a large living area w/ vaulted ceiling & ceiling fan. Dining area adjacent to kitchen which features lots of cabinets, range, dishwasher Over sized utility/laundry room off kitchen. Three bedrooms, master bedroom features a vanity area, walk in closet and a tub/toilet area. Hard floors in the common living space. Carpet in the bedrooms, plus a 20X20 screened patio. Fenced yard plus workshop/storage building. Home located on the Tammany Trace for long bike rides

18. 2003-01-29
    soldstatus $63,250
19. 2003-01-24
    soldstatus $63,250
20. 2002-10-24
    listed $70,000
21. 2002-10-24
    listed $70,000
22. 1999-04-30
    soldstatus $70,000
23. 1998-12-15
    listed $69,585
24. 1998-12-15
    listed $69,585
25. 1997-08-12
    soldstatus $73,900
26. 1997-04-08
    listed $73,900
27. 1997-04-08
    listed $73,900

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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 97% 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: $20,147
• − Mortgage interest: −$8,682
• − Property taxes: −$2,013
• − Insurance: −$775
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,509
• Taxable income: $943
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,147/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): 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

+109.7% since first listed

27 events — show timeline

• 2025-09-29 Pending — GSREIN
• 2025-09-02 Price Changed $155,000 AcadianaMLS
• 2025-09-02 Price Changed $155,000 GSREIN
• 2025-08-29 Price Changed $159,900 AcadianaMLS
• 2025-08-29 Price Changed $159,900 GSREIN
• 2025-06-24 Price Changed $164,900 AcadianaMLS
• 2025-06-24 Price Changed $164,900 GSREIN
• 2025-06-02 Price Changed $169,900 AcadianaMLS
• 2025-06-02 Price Changed $169,900 GSREIN
• 2025-04-08 Price Changed $175,000 AcadianaMLS
• 2025-04-08 Price Changed $175,000 GSREIN
• 2025-02-16 Listed $179,000 GSREIN
• 2025-02-16 Listed $179,000 AcadianaMLS
• 2019-09-11 Sold (MLS) $120,000 GSREIN
• 2019-08-05 Pending — GSREIN
• 2019-08-01 Listed $124,900 AcadianaMLS
• 2019-08-01 Listed $124,900 GSREIN
• 2003-01-29 Sold (Public Records) $63,250 Public Records
• 2003-01-24 Sold (MLS) $63,250 GSREIN
• 2002-10-24 Listed $70,000 GSREIN
• 2002-10-24 Listed $70,000 AcadianaMLS
• 1999-04-30 Sold (MLS) $70,000 GSREIN
• 1998-12-15 Listed $69,585 GSREIN
• 1998-12-15 Listed $69,585 AcadianaMLS
• 1997-08-12 Sold (MLS) $73,900 GSREIN
• 1997-04-08 Listed $73,900 AcadianaMLS
• 1997-04-08 Listed $73,900 GSREIN

Property tax history

+0.2%/yr

Latest (2025): $2,013 · -6.2% YoY. Source: county tax records.