3676 Meadowdale Dr · Slidell, LA 70458

$145,000

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 61 Days on market

Built 1965 $96/sqft · 18% below area Est $180k · 20% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Great home located in the heart of Slidell. Lots of bonus space in this home! 3 Bedrooms with a spacious kitchen with lots of counterspace. Home comes with 2 refrigerators and a washer/dryer. Spacious den with tiles floors. There is a sunroom located off the kitchen and an extra room that could be used as a 4th bedroom or home office space. There is no carpet! Roof is approximately 4 years old. New AC unit! Bathroom bathtub and tile surround has been recently redone.

Key facts

• Parking
• Built 1965
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+1.5%/yr); 489 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k 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 + 1.5% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1965 — 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: 1.19% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $180,232
• List price: $145,000
• Delta: -19.55%
• 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
127 Whitehall Dr	0.06mi	4/2.0 (+1)	1,475 (-2%)	5mo	$145,000	$98	80
3844 Riviera Dr	0.27mi	3/1.5	1,466 (-3%)	6mo	$150,000	$102	76
140 Greencrest Dr	0.44mi	3/2.0	1,480 (-2%)	1mo	$176,000	$119	71
136 Palm Springs Dr	0.28mi	3/1.5	1,348 (-11%)	5mo	$170,000	$126	63
3109 Bayou View Pl	0.52mi	3/2.0	1,450 (-4%)	7mo	$240,000	$166	59
156 Greencrest Dr	0.44mi	3/2.0	1,350 (-11%)	0mo	$130,000	$96	57
116 Palm Springs Dr	0.28mi	4/2.0 (+1)	1,380 (-9%)	8mo	$70,000	$51	57
328 Hickory Dr	0.52mi	3/1.0	1,350 (-11%)	4mo	$137,000	$101	54
365 Hickory Dr	0.57mi	4/2.0 (+1)	1,595 (+6%)	2mo	$68,500	$43	53
3858 Eton St	0.58mi	3/2.0	1,367 (-10%)	1mo	$188,000	$138	53
3852 Oxford St	0.63mi	3/2.0	1,658 (+10%)	6mo	$167,000	$101	45
760 Abney Dr	0.67mi	3/2.0	1,691 (+12%)	7mo	$220,000	$130	39

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,217
• Equity at exit: $21,620

10-year hold

• IRR: 10.9%
• Equity multiple: 1.79×
• Total profit: $32,187
• Equity at exit: $12,537

Cash invested: $40,600 (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 70458

• Rents YoY: 1.5%
• Active inventory: 489
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$760
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $477

Break-even live

Break-even rent $1,122

Max offer price $145,000

Occupancy floor 67%

Sensitivity live

Price	-10% $559	-5% $518	+0% $477	+5% $436	+10% $395
Rent	-10% $341	-5% $409	+0% $477	+5% $545	+10% $613
Rate	-1.0pp $550	-0.5pp $514	base $477	+0.5pp $439	+1.0pp $401

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.18mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	44d	1	0.49mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.61mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	0.81mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.85mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	0.92mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	0.95mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	1.07mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	24d	1	1.16mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.37mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.37mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.43mi

Listing history 29 events

1. 2026-06-18
   days on market $145,000 Active 61 DOM
2. 2026-06-17
   days on market $145,000 Active 60 DOM
3. 2026-06-16
   days on market $145,000 Active 59 DOM
4. 2026-06-15
   days on market $145,000 Active 58 DOM
5. 2026-06-13
   days on market $145,000 Active 56 DOM
6. 2026-06-10
   days on market $145,000 Active 53 DOM
7. 2026-06-09
   days on market $145,000 Active 52 DOM
8. 2026-06-08
   days on market $145,000 Active 51 DOM
9. 2026-06-07
   days on market $145,000 Active 50 DOM
10. 2026-06-03
    days on market $145,000 Active 46 DOM
11. 2026-06-02
    days on market $145,000 Active 45 DOM
12. 2026-06-01
    days on market $145,000 Active 44 DOM
13. 2026-06-01
    price $145,000 Active 43 DOM
14. 2026-05-31
    days on market $150,000 Active 43 DOM
15. 2026-04-18
    listed $150,000 Active 473-char remark

    Show marketing remark (471 chars)

    Great home located in the heart of Slidell. Lots of bonus space in this home! 3 Bedrooms with a spacious kitchen with lots of counterspace. Home comes with 2 refrigerators and a washer/dryer. Spacious den with tiles floors. There is a sunroom located off the kitchen and an extra room that could be used as a 4th bedroom or home office space. There is no carpet! Roof is approximately 4 years old. New AC unit! Bathroom bathtub and tile surround has been recently redone.

16. 2026-04-18
    listed $150,000 Active 471-char remark

    Show marketing remark (471 chars)

    Great home located in the heart of Slidell. Lots of bonus space in this home! 3 Bedrooms with a spacious kitchen with lots of counterspace. Home comes with 2 refrigerators and a washer/dryer. Spacious den with tiles floors. There is a sunroom located off the kitchen and an extra room that could be used as a 4th bedroom or home office space. There is no carpet! Roof is approximately 4 years old. New AC unit! Bathroom bathtub and tile surround has been recently redone.

17. 2022-10-07
    historical
18. 2022-09-16
    soldstatus $135,000 Closed
19. 2022-09-14
    soldstatus $135,000
20. 2022-08-14
    status Pending
21. 2022-08-11
    price $139,900
22. 2022-07-19
    price $160,000
23. 2022-06-27
    listed $176,500 Active
24. 2022-06-27
    listed $139,900
25. 2016-11-03
    historical
26. 2016-10-17
    price $89,900
27. 2016-09-07
    price $94,900
28. 2016-07-08
    listed $99,900 Active
29. 2016-07-08
    listed $89,900

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$6/yr (+$1/mo · 0.8%)

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

Taxation est. · year 1

• Rental income: $20,714
• − Mortgage interest: −$8,122
• − Property taxes: −$791
• − Insurance: −$725
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,218
• Taxable income: $3,543
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,873/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): 39,034
• Household income: $72,843
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1331.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 10% Hispanic / Latino 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 15% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -173.60%
• Current HPI: 147.4749
• Rent YoY: ▲ 1.47%
• 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

+66.9% since first listed

15 events — show timeline

• 2026-04-18 Listed $150,000 AcadianaMLS
• 2026-04-18 Listed $150,000 GSREIN
• 2022-10-07 Listing Removed — GSREIN
• 2022-09-16 Sold (MLS) $135,000 GSREIN
• 2022-09-14 Sold (Public Records) $135,000 Public Records
• 2022-08-14 Pending — GSREIN
• 2022-08-11 Price Changed $139,900 GSREIN
• 2022-07-19 Price Changed $160,000 GSREIN
• 2022-06-27 Listed $139,900 AcadianaMLS
• 2022-06-27 Listed $176,500 GSREIN
• 2016-11-03 Listing Removed — GSREIN
• 2016-10-17 Price Changed $89,900 GSREIN
• 2016-09-07 Price Changed $94,900 GSREIN
• 2016-07-08 Listed $99,900 GSREIN
• 2016-07-08 Listed $89,900 AcadianaMLS

Property tax history

-6.0%/yr

Latest (2025): $791 · -8.6% YoY. Source: county tax records.