1117 Rose Meadow Loop · Slidell, LA 70460

$149,000

2 bd · 1.5 ba · 987 sqft · SingleFamily public records · 271 Days on market

Built 1984 $151/sqft · 20% below area Est $191k · 22% under ↓ 12% since listing

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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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• 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

This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities--plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don't miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

Key facts

• Ranch house
• 3 year old ac
• Easy access to i-12

Tags

• 3 YEAR OLD ROOF
• 3 YEAR OLD AC
• RANCH HOUSE
• EASY ACCESS TO I-12
• CONVENIENT SHOPPING
• HOSPITAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $138k (7.1% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Henry Mayfield Elementary School (math 35% / reading 45%, grade F, #221 of 646 statewide, top 34%, 832 students, 60% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $191,373
• List price: $149,000
• Delta: -22.14%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Rose Meadow Loop	0.03mi	3/1.0 (+1)	1,129 (+14%)	2mo	$160,000	$142	66

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-11,588
• Equity at exit: $22,216

10-year hold

• IRR: 5.4%
• Equity multiple: 1.45×
• Total profit: $18,823
• Equity at exit: $12,883

Cash invested: $41,720 (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: 246
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $132

Break-even live

Break-even rent $1,218

Max offer price $149,000

Occupancy floor 85%

Sensitivity live

Price	-10% $216	-5% $174	+0% $132	+5% $90	+10% $48
Rent	-10% $23	-5% $77	+0% $132	+5% $187	+10% $241
Rate	-1.0pp $207	-0.5pp $170	base $132	+0.5pp $93	+1.0pp $54

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,618	$1.40	3d	21	0.62mi
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	5d	1	1.19mi
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	45d	1	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $149,000 Active 271 DOM
2. 2026-06-18
   days on market $149,000 Active 268 DOM
3. 2026-06-17
   days on market $149,000 Active 267 DOM
4. 2026-06-16
   days on market $149,000 Active 266 DOM
5. 2026-06-15
   days on market $149,000 Active 265 DOM
6. 2026-06-13
   days on market $149,000 Active 263 DOM
7. 2026-06-10
   days on market $149,000 Active 260 DOM
8. 2026-06-09
   days on market $149,000 Active 259 DOM
9. 2026-06-08
   days on market $149,000 Active 258 DOM
10. 2026-06-07
    days on market $149,000 Active 257 DOM
11. 2026-06-03
    days on market $149,000 Active 253 DOM
12. 2026-06-02
    days on market $149,000 Active 252 DOM
13. 2026-06-01
    days on market $149,000 Active 251 DOM
14. 2026-05-31
    days on market $149,000 Active 250 DOM
15. 2026-05-18
    price $149,000 596-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

16. 2026-05-18
    price $149,000 609-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

17. 2026-02-04
    price $155,000 596-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

18. 2026-02-04
    price $155,000 609-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

19. 2025-11-29
    price $159,900 596-char remark

    Show marketing remark (596 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities--plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don't miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

20. 2025-11-14
    price $159,900 609-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

21. 2025-10-13
    price $165,000 596-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

22. 2025-10-13
    price $165,000 609-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

23. 2025-09-22
    listed $170,000 Active 596-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

24. 2025-09-22
    listed $170,000 Active 609-char remark

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

25. 2025-09-22
    listed $170,000 Active

    Show marketing remark (609 chars)

    This beautifully refreshed Slidell home features a freshly painted interior . Offering 2 bedrooms and 1.5 baths, this low-maintenance ranch is for first-time buyers or those looking to downsize. Major updates include a 3-year-old roof and AC for added peace of mind. Located in Flood Zone C just off Airport Road, enjoy easy access to I-12, shopping, dining, and medical facilities—plus a quick drive to New Orleans and the Mississippi Gulf Coast. Don’t miss this affordable opportunity to own this home and easy for your personal touch! This property offers not just a house, but a fresh start.

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,617
• − Mortgage interest: −$8,346
• − Property taxes: −$1,422
• − Insurance: −$745
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,335
• Taxable loss: −$890
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,797/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

-12.4% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $149,000 AcadianaMLS
• 2026-05-18 Price Changed $149,000 GSREIN
• 2026-02-04 Price Changed $155,000 AcadianaMLS
• 2026-02-04 Price Changed $155,000 GSREIN
• 2025-11-29 Price Changed $159,900 AcadianaMLS
• 2025-11-14 Price Changed $159,900 GSREIN
• 2025-10-13 Price Changed $165,000 AcadianaMLS
• 2025-10-13 Price Changed $165,000 GSREIN
• 2025-09-22 Listed $170,000 AcadianaMLS
• 2025-09-22 Listed $170,000 GSREIN
• 2025-09-22 Listed $170,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $1,422 · +812.8% YoY. Source: county tax records.