4158 St Louis St · Slidell, LA 70461

$185,000

3 bd · 2.0 ba · 1,169 sqft · SingleFamily public records · 46 Days on market

Built 2001 Est $191k · at est.

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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 +25.5/30.0
• ARV discount +8.8/15.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• 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

Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

Key facts

• Custom cabinets
• Vaulted ceiling
• Tile flooring

Tags

• QUIET NEIGHBORHOOD
• DEMAND SCHOOL DISTRICT
• TILE FLOORING
• VAULTED CEILING
• CUSTOM CABINETS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+1.7%/yr); 589 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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: 1.06% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $190,547
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4178 Dauphine St	0.28mi	3/2.0	1,246 (+7%)	6mo	$210,000	$169	71
4568 Canal St	0.31mi	3/2.0	1,237 (+6%)	7mo	$199,750	$161	70
4165 Dauphine St	0.24mi	3/1.0	1,017 (-13%)	1mo	$160,000	$157	62
4141 St. Peter St	0.11mi	3/2.0	1,342 (+15%)	10mo	$210,000	$156	62
4184 St. Louis St	0.05mi	3/2.0	1,316 (+13%)	21mo	$215,000	$163	59
4416 Canal St	0.11mi	3/2.0	1,310 (+12%)	24mo	$230,000	$176	55
60454 Culper Dr	0.74mi	3/2.0	1,343 (+15%)	7mo	$244,900	$182	35
4346 Gum Dr	0.65mi	3/2.0	1,334 (+14%)	20mo	$150,000	$112	29

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,178
• Equity at exit: $27,584

10-year hold

• IRR: 5.6%
• Equity multiple: 1.40×
• Total profit: $20,477
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$970
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $430

Break-even live

Break-even rent $1,416

Max offer price $185,000

Occupancy floor 73%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	44d	1	0.10mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.35mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.35mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	44d	1	1.42mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	44d	1	1.42mi

Listing history 13 events

1. 2026-04-21
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

2. 2026-04-21
   status Pending

   Show marketing remark (668 chars)

   Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

3. 2026-03-23
   price $185,000 668-char remark

   Show marketing remark (668 chars)

   Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

4. 2026-03-23
   price $185,000

   Show marketing remark (668 chars)

   Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

5. 2026-03-05
   listed $192,000 Active 668-char remark

   Show marketing remark (668 chars)

   Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

6. 2026-03-05
   listed $192,000 Active

   Show marketing remark (668 chars)

   Cozy 3bdr/2Bath starter home for sale located in a quiet neighborhood and demand school district. Tile flooring throughout. Inviting living room with vaulted ceiling . Nice bright kitchen with custom cabinets, granite countertops, and stainless appliances. Spacious bedrooms with walk in closet in primary bedroom. Convenient indoor laundry with 2 yr. old Maytag washer and dryer set included. Roof only 5 yrs old and gutters recently added. Covered patio in rear and a 12 X 24 workshop with electric . Subsurface drain installed in rear yard. Security System with cameras included. City water lines in place but meter not yet installed. Come check this one out today.

7. 2022-01-25
   soldstatus $180,000
8. 2022-01-20
   soldstatus $180,000 Closed
9. 2021-12-23
   status Pending
10. 2021-12-23
    listed $170,000
11. 2021-12-23
    listed $170,000 Active
12. 2019-09-05
    soldstatus $112,000
13. 2007-03-23
    soldstatus $111,800

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$158/yr (+$13/mo · 18.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,521
• − Mortgage interest: −$10,363
• − Property taxes: −$859
• − Insurance: −$925
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,382
• Taxable income: $2,228
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $4,620/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

+65.5% since first listed

13 events — show timeline

• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Pending — GSREIN
• 2026-03-23 Price Changed $185,000 AcadianaMLS
• 2026-03-23 Price Changed $185,000 GSREIN
• 2026-03-05 Listed $192,000 GSREIN
• 2026-03-05 Listed $192,000 AcadianaMLS
• 2022-01-25 Sold (Public Records) $180,000 Public Records
• 2022-01-20 Sold (MLS) $180,000 GSREIN
• 2021-12-23 Pending — GSREIN
• 2021-12-23 Listed $170,000 GSREIN
• 2021-12-23 Listed $170,000 AcadianaMLS
• 2019-09-05 Sold (Public Records) $112,000 Public Records
• 2007-03-23 Sold (Public Records) $111,800 Public Records

Property tax history

-4.2%/yr

Latest (2025): $859 · -3.8% YoY. Source: county tax records.