309 Sugar Tree Ct · Slidell, LA 70461

$167,700

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 159 Days on market

Built 1986 9,914 sqft lot $135/sqft · 13% below area Est $228k · 26% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.0/10.0
• 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

Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

Key facts

• Large lot
• Interior refresh
• Cul-de-sac

Tags

• LARGE LOT
• CUL-DE-SAC
• INTERIOR REFRESH
• ELECTRICAL UPGRADES
• REMODELED GARAGE
• CONVERTED BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,576 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.00% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $227,986
• List price: $167,700
• Delta: -26.44%
• 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
57360 Cedar Ave	0.54mi	3/2.0	1,231 (-1%)	1mo	$185,900	$151	69
130 Trafalgar Sq	0.29mi	3/2.0	1,136 (-8%)	1mo	$166,000	$146	67
57274 Cedar Ave	0.39mi	3/2.0	1,328 (+7%)	6mo	$179,900	$135	61
304 Almond Creek Rd	0.50mi	3/2.0	1,194 (-4%)	10mo	$115,500	$97	58
323 Almond Creek Rd	0.52mi	3/2.0	1,326 (+7%)	4mo	$89,980	$68	57
57343 Brookter Rd	0.55mi	3/2.0	1,306 (+5%)	6mo	$118,000	$90	56
134 Foxbriar Ct	0.40mi	4/2.0 (+1)	1,335 (+8%)	7mo	$188,500	$141	54
115 Foxbriar St	0.34mi	3/2.0	1,400 (+13%)	9mo	$165,500	$118	51
57368 Oak Ave	0.58mi	3/2.0	1,150 (-7%)	9mo	$195,000	$170	50
2029 Wellington Ln	0.67mi	3/2.0	1,350 (+9%)	1mo	$155,000	$115	49
300 Somerset Dr	0.45mi	3/2.0	1,390 (+12%)	11mo	$169,000	$122	46
57453 Cedar Ave	0.71mi	3/2.0	1,371 (+11%)	3mo	$232,500	$170	43

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-11,968
• Equity at exit: $25,005

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,261
• Equity at exit: $14,500

Cash invested: $46,956 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$879
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $273

Break-even live

Break-even rent $1,333

Max offer price $167,700

Occupancy floor 79%

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: $41,925
• Closing costs: $5,031
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	11d	1	0.22mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	43d	1	0.34mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	43d	1	0.36mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	1d	46	0.47mi
1805 Brookter St Slidell, LA	3.0	2.0	1027	$1,650	$1.61	3d	1	0.55mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	14d	1	0.55mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	16d	1	0.55mi
57389 Brookter Rd Slidell, LA	2.0	1.0	971	$1,200	$1.24	19d	1	0.61mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	1d	31	0.70mi
1000 Clairise Ct Slidell, LA	3.0	2.0	1319	$1,900	$1.44	43d	1	0.98mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.05mi
141 Hoover Dr Unit 105 Slidell, LA	2.0	1.0	775	$1,375	$1.77	43d	1	1.08mi
141 Hoover Dr Unit 222 Slidell, LA	2.0	1.0	775	$1,299	$1.68	43d	1	1.08mi
141 Hoover Dr Apt 111 Slidell, LA	2.0	1.0	775	$1,325	$1.71	43d	1	1.08mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	3d	1	1.08mi
141 Hoover Dr Unit 224 Slidell, LA	2.0	1.0	775	$1,299	$1.68	2d	1	1.08mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.30mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	1.31mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.31mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	1.34mi

Listing history 6 events

1. 2026-05-05
   status Active 1189-char remark

   Show marketing remark (1189 chars)

   Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

2. 2026-05-05
   status Active 1189-char remark

   Show marketing remark (1189 chars)

   Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

3. 2026-05-01
   status Pending 1189-char remark

   Show marketing remark (1189 chars)

   Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

4. 2026-05-01
   status Pending 1189-char remark

   Show marketing remark (1189 chars)

   Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

5. 2025-12-16
   listed $167,700 Active 1189-char remark

   Show marketing remark (1189 chars)

   Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

6. 2025-12-16
   listed $167,700 Active 1189-char remark

   Show marketing remark (1189 chars)

   Wonderful quiet neighborhood! Situated on a large lot at the end of a cul-de-sac. This lovely home is conveniently located in an area that has excellent schools, a multitude of shops, and local as well as regional restaurants. It takes just minutes to gain interstate access to zip on over to New Orleans. The Existing interior has undergone a total refresh including some electrical upgrades. The garage has been completely remodeled. It was converted into a bedroom, with a large walk-in closet. Additionally, space from the garage footprint was allocated to include an interior laundry room with entry from the kitchen area. A New water heater enclosure, New dishwasher, and New hood vent was installed. Overall living square footage increased to add to the overall value of the home. New siding installed, the interior and exterior freshly painted. Bathroom remodeled with new toilet, and modern tile walls. This bathroom has some ADA amenities. Kitchen / Dinning area footprint extended with new upper and lower floating cabinetry. There is a total of 3 walk-in closets in each bedroom with ample storage. This is a must see for first time home buyers, or someone wishing to downsize.

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$471/yr (+$39/mo · 104.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: −$9,394
• − Property taxes: −$452
• − Insurance: −$1,636
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,879
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $3,140/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

+0.0% since first listed

6 events — show timeline

• 2026-05-05 Relisted — AcadianaMLS
• 2026-05-05 Relisted — GSREIN
• 2026-05-01 Pending — AcadianaMLS
• 2026-05-01 Pending — GSREIN
• 2025-12-16 Listed $167,700 GSREIN
• 2025-12-16 Listed $167,700 AcadianaMLS

Property tax history

-7.4%/yr

Latest (2025): $452 · -3.6% YoY. Source: county tax records.