1042 Saint Scholastica St · Slidell, LA 70460

$219,000

4 bd · 2.0 ba · 2,215 sqft · SingleFamily public records · 183 Days on market

Built 1967 0.32 ac lot $99/sqft · 8% below area Est $242k · 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 +16.5/30.0
• ARV discount +11.8/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• 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

Property qualifies for 100% financing, no mortgage insurance, and a $6000 grant! Efficiency Meets Entertaining! Experience total peace of mind in this spacious 4BR/3BA gem, fully equipped for the modern buyer. Say goodbye to high utility bills and power outages with owned solar panels and a whole-home generator. The flowing floor plan features a galley kitchen with a cozy breakfast nook and a formal dining room perfect for holiday hosting. Need more space? The enclosed garage offers a massive flexible bonus area--that would make a great theater or home gym. Retreat to the sunroom overlooking your fenced oasis, complete with a patio and fire pit for cool evenings. Bonus: Enjoy the financial benefit of low-cost flood insurance. This is the "worry-free" home you've been waiting for!

Key facts

• Formal dining room
• Galley kitchen
• Fenced yard

Tags

• GALLEY KITCHEN
• COZY BREAKFAST AREA
• FORMAL DINING ROOM
• SUNROOM
• FENCED YARD
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $205k (6.4% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 39% 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 $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 183 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $180k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1967 — 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: 0.94% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $242,380
• List price: $219,000
• Delta: -9.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1334 Sunset Dr	0.33mi	4/2.0	2,048 (-8%)	3mo	$239,000	$117	69
1313 W Hall Ave	0.25mi	3/2.0 (-1)	2,150 (-3%)	11mo	$178,000	$83	69
1037 Saint Joseph St	0.17mi	4/2.0	1,908 (-14%)	8mo	$244,900	$128	63
59386 N Harrison Rd	0.45mi	4/3.0	2,127 (-4%)	17mo	$429,000	$202	54
1555 Sunset Dr	0.43mi	4/2.0	2,000 (-10%)	20mo	$199,000	$100	46
604 N Magnolia St	0.72mi	4/3.0	2,221 (+0%)	21mo	$255,000	$115	44
1433 Meadowlawn St	0.41mi	3/2.0 (-1)	1,905 (-14%)	11mo	$220,000	$115	44

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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-21,228
• Equity at exit: $32,654

10-year hold

• IRR: 3.8%
• Equity multiple: 1.31×
• Total profit: $18,880
• Equity at exit: $18,935

Cash invested: $61,320 (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: 241
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$253 /mo · $3,038/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $127

Break-even live

Break-even rent $1,890

Max offer price $219,000

Occupancy floor 89%

Sensitivity live

Price	-10% $251	-5% $189	+0% $127	+5% $65	+10% $3
Rent	-10% $-35	-5% $46	+0% $127	+5% $208	+10% $289
Rate	-1.0pp $237	-0.5pp $182	base $127	+0.5pp $70	+1.0pp $12

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	24d	1	0.07mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.56mi
308 Raleigh Dr Slidell, LA	4.0	2.5	2292	$2,125	$0.93	44d	1	0.84mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	0.90mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.97mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	1.06mi
110 Charles Dr Slidell, LA	4.0	2.0	2210	$2,175	$0.98	12d	1	1.23mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	44d	1	1.28mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	45d	1	1.30mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $219,000 Active 183 DOM
2. 2026-06-17
   days on market $219,000 Active 182 DOM
3. 2026-06-16
   days on market $219,000 Active 181 DOM
4. 2026-06-15
   days on market $219,000 Active 180 DOM
5. 2026-06-13
   days on market $219,000 Active 178 DOM
6. 2026-06-10
   days on market $219,000 Active 175 DOM
7. 2026-06-09
   days on market $219,000 Active 174 DOM
8. 2026-06-08
   days on market $219,000 Active 173 DOM
9. 2026-06-07
   days on market $219,000 Active 172 DOM
10. 2026-06-03
    days on market $219,000 Active 168 DOM
11. 2026-06-02
    days on market $219,000 Active 167 DOM
12. 2026-06-01
    days on market $219,000 Active 166 DOM
13. 2026-05-31
    days on market $219,000 Active 165 DOM
14. 2026-02-02
    price $219,000 800-char remark

    Show marketing remark (800 chars)

    Property qualifies for 100% financing, no mortgage insurance, and a $6000 grant! Efficiency Meets Entertaining! Experience total peace of mind in this spacious 4BR/3BA gem, fully equipped for the modern buyer. Say goodbye to high utility bills and power outages with owned solar panels and a whole-home generator. The flowing floor plan features a galley kitchen with a cozy breakfast nook and a formal dining room perfect for holiday hosting. Need more space? The enclosed garage offers a massive flexible bonus area--that would make a great theater or home gym. Retreat to the sunroom overlooking your fenced oasis, complete with a patio and fire pit for cool evenings. Bonus: Enjoy the financial benefit of low-cost flood insurance. This is the "worry-free" home you've been waiting for!

15. 2026-01-31
    price $219,000 811-char remark

    Show marketing remark (811 chars)

    Property qualifies for 100% financing, no mortgage insurance, and a $6000 grant! Efficiency Meets Entertaining! Experience total peace of mind in this spacious 4BR/3BA gem, fully equipped for the modern buyer. Say goodbye to high utility bills and power outages with owned solar panels and a whole-home generator. The flowing floor plan features a galley kitchen with a cozy breakfast nook and a formal dining room perfect for holiday hosting. Need more space? The enclosed garage offers a massive flexible bonus area—that would make a great theater or home gym. Retreat to the sunroom overlooking your fenced oasis, complete with a patio and fire pit for cool evenings. Bonus: Enjoy the financial benefit of low-cost flood insurance. This is the "worry-free" home you’ve been waiting for!

16. 2025-12-17
    listed $220,000 Active 800-char remark

    Show marketing remark (811 chars)

    Property qualifies for 100% financing, no mortgage insurance, and a $6000 grant! Efficiency Meets Entertaining! Experience total peace of mind in this spacious 4BR/3BA gem, fully equipped for the modern buyer. Say goodbye to high utility bills and power outages with owned solar panels and a whole-home generator. The flowing floor plan features a galley kitchen with a cozy breakfast nook and a formal dining room perfect for holiday hosting. Need more space? The enclosed garage offers a massive flexible bonus area—that would make a great theater or home gym. Retreat to the sunroom overlooking your fenced oasis, complete with a patio and fire pit for cool evenings. Bonus: Enjoy the financial benefit of low-cost flood insurance. This is the "worry-free" home you’ve been waiting for!

17. 2025-12-17
    listed $220,000 Active 811-char remark

    Show marketing remark (811 chars)

    Property qualifies for 100% financing, no mortgage insurance, and a $6000 grant! Efficiency Meets Entertaining! Experience total peace of mind in this spacious 4BR/3BA gem, fully equipped for the modern buyer. Say goodbye to high utility bills and power outages with owned solar panels and a whole-home generator. The flowing floor plan features a galley kitchen with a cozy breakfast nook and a formal dining room perfect for holiday hosting. Need more space? The enclosed garage offers a massive flexible bonus area—that would make a great theater or home gym. Retreat to the sunroom overlooking your fenced oasis, complete with a patio and fire pit for cool evenings. Bonus: Enjoy the financial benefit of low-cost flood insurance. This is the "worry-free" home you’ve been waiting for!

18. 2020-05-14
    soldstatus $180,000
19. 2020-05-13
    soldstatus $180,000 Closed
20. 2020-04-03
    status Pending
21. 2020-03-23
    listed $174,900 Active
22. 2020-03-23
    listed $174,900
23. 2019-12-11
    soldstatus $107,000 Closed
24. 2019-12-11
    soldstatus $107,000
25. 2019-11-27
    status Pending
26. 2019-09-23
    price $125,000
27. 2019-08-19
    status Active
28. 2019-08-17
    historical
29. 2019-07-24
    status Active
30. 2019-07-18
    historical
31. 2019-06-26
    price $140,000
32. 2019-02-16
    listed $125,000
33. 2019-02-16
    listed $150,000 Active

ⓘ 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: $3,038 · $253/mo
• Projected year-2 tax: $3,038 · $253/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 7/10 Severe 75% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $24,600
• − Mortgage interest: −$12,267
• − Property taxes: −$3,038
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$6,371
• Taxable loss: −$2,107
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $2,025/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

+75.2% since first listed

20 events — show timeline

• 2026-02-02 Price Changed $219,000 AcadianaMLS
• 2026-01-31 Price Changed $219,000 GSREIN
• 2025-12-17 Listed $220,000 GSREIN
• 2025-12-17 Listed $220,000 AcadianaMLS
• 2020-05-14 Sold (Public Records) $180,000 Public Records
• 2020-05-13 Sold (MLS) $180,000 GSREIN
• 2020-04-03 Pending — GSREIN
• 2020-03-23 Listed $174,900 AcadianaMLS
• 2020-03-23 Listed $174,900 GSREIN
• 2019-12-11 Sold (Public Records) $107,000 Public Records
• 2019-12-11 Sold (MLS) $107,000 GSREIN
• 2019-11-27 Pending — GSREIN
• 2019-09-23 Price Changed $125,000 GSREIN
• 2019-08-19 Relisted — GSREIN
• 2019-08-17 Listing Removed — GSREIN
• 2019-07-24 Relisted — GSREIN
• 2019-07-18 Listing Removed — GSREIN
• 2019-06-26 Price Changed $140,000 GSREIN
• 2019-02-16 Listed $150,000 GSREIN
• 2019-02-16 Listed $125,000 AcadianaMLS

Property tax history

+6.7%/yr

Latest (2025): $3,038 · +33.8% YoY. Source: county tax records.