2006 7th St · Slidell, LA 70458

$166,000

4 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 152 Days on market

Built 1976 $103/sqft · 21% below area Est $211k · 21% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• 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

Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you're a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

Key facts

• Parking
• Built 1976
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $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 152 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y ago; this cycle's ask has dropped $63k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $166k implies a 149% gain — meaningful room to come down on a strong offer.

Recommended offer $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1976 — 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: 1.07% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $210,832
• List price: $166,000
• Delta: -21.26%
• 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
626 Florida Ave	0.47mi	3/2.0 (-1)	1,611 (-0%)	2mo	$220,000	$137	71
1207 Cousin St	0.28mi	3/2.0 (-1)	1,525 (-6%)	3mo	$200,000	$131	70
1510 5th St	0.37mi	3/2.0 (-1)	1,753 (+8%)	1mo	$230,000	$131	63
1555 7th St	0.33mi	4/2.0	1,839 (+14%)	7mo	$225,000	$122	56
5453 Fornea Glen Way	0.32mi	3/2.0 (-1)	1,405 (-13%)	3mo	$237,990	$169	56
1565 Queens Dr	0.44mi	3/2.0 (-1)	1,445 (-11%)	8mo	$165,000	$114	50
1037 Michigan Ave	0.50mi	3/2.0 (-1)	1,466 (-9%)	7mo	$142,000	$97	50
2751 Washington Ave	0.68mi	3/2.0 (-1)	1,554 (-4%)	9mo	$95,000	$61	50
1593 Eastridge Dr	0.61mi	3/2.0 (-1)	1,459 (-10%)	4mo	$144,900	$99	47
1736 11th St	0.34mi	3/2.0 (-1)	1,857 (+15%)	9mo	$190,000	$102	47
1439 Eastridge Dr	0.71mi	3/2.0 (-1)	1,500 (-7%)	8mo	$120,500	$80	44
2708 Lincoln Ave	0.57mi	3/2.0 (-1)	1,394 (-14%)	5mo	$69,900	$50	41

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,362
• Equity at exit: $24,751

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $15,687
• Equity at exit: $14,353

Cash invested: $46,480 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$871
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $381

Break-even live

Break-even rent $1,289

Max offer price $166,000

Occupancy floor 73%

Sensitivity live

Price	-10% $475	-5% $428	+0% $381	+5% $334	+10% $287
Rent	-10% $241	-5% $311	+0% $381	+5% $451	+10% $521
Rate	-1.0pp $465	-0.5pp $423	base $381	+0.5pp $338	+1.0pp $294

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	18d	1	0.15mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	45d	1	0.18mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	16d	1	0.18mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	25d	1	0.39mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	18d	1	0.51mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	45d	1	0.71mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	25d	1	0.81mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	0.87mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	45d	1	0.90mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	4d	1	0.92mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	45d	1	0.92mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	45d	1	1.02mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	1.12mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	1.13mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	1.21mi
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	25d	1	1.32mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	25d	1	1.39mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	1.39mi
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	25d	1	1.41mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	16d	1	1.43mi

Listing history 41 events

1. 2026-06-21
   days on market $166,000 Active 152 DOM
2. 2026-06-18
   days on market $166,000 Active 149 DOM
3. 2026-06-17
   days on market $166,000 Active 148 DOM
4. 2026-06-16
   days on market $166,000 Active 147 DOM
5. 2026-06-15
   days on market $166,000 Active 146 DOM
6. 2026-06-13
   days on market $166,000 Active 144 DOM
7. 2026-06-10
   days on market $166,000 Active 141 DOM
8. 2026-06-09
   days on market $166,000 Active 140 DOM
9. 2026-06-08
   days on market $166,000 Active 139 DOM
10. 2026-06-07
    days on market $166,000 Active 138 DOM
11. 2026-06-03
    days on market $166,000 Active 134 DOM
12. 2026-06-02
    days on market $166,000 Active 133 DOM
13. 2026-06-01
    days on market $166,000 Active 132 DOM
14. 2026-05-31
    days on market $166,000 Active 131 DOM
15. 2026-03-26
    price $166,000 491-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

16. 2026-03-26
    price $166,000 497-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

17. 2026-03-11
    price $172,500 491-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

18. 2026-03-11
    price $172,500 497-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

19. 2026-02-09
    price $175,000 491-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

20. 2026-02-09
    price $175,000 497-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

21. 2026-02-02
    price $199,000 491-char remark

    Show marketing remark (491 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you're a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

22. 2026-01-30
    price $199,000 497-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

23. 2026-01-20
    listed $229,000 Active 491-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

24. 2026-01-20
    listed $229,000 Active 497-char remark

    Show marketing remark (497 chars)

    Perfectly situated in the heart of Slidell, this property offers a prime location just minutes from shopping, dining, entertainment, and recreational parks. Located in a well-regarded school district and surrounded by convenient retail options, this home provides both comfort and long-term value. Whether you’re a first-time homebuyer looking for an affordable start or an investor seeking a property with strong location appeal, this is a great opportunity in a growing and desirable area.

25. 2016-07-01
    historical
26. 2015-07-09
    listed $130,000 Active
27. 2015-06-30
    listed $130,000
28. 2010-10-22
    listed $86,900
29. 2010-10-22
    listed $86,900
30. 2009-07-31
    listed $89,900
31. 2009-07-31
    listed $89,900
32. 2008-11-18
    listed $105,000
33. 2008-11-18
    listed $105,000
34. 2003-11-05
    soldstatus $66,600
35. 2003-10-31
    soldstatus $66,600
36. 2003-07-10
    listed $66,600
37. 2003-07-10
    listed $66,600
38. 1999-04-06
    listed $69,777
39. 1995-07-28
    soldstatus $58,000
40. 1995-02-15
    listed $60,000
41. 1995-02-15
    listed $60,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $946 · $79/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: $21,261
• − Mortgage interest: −$9,299
• − Property taxes: −$946
• − Insurance: −$830
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,829
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,105/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

+176.7% since first listed

27 events — show timeline

• 2026-03-26 Price Changed $166,000 AcadianaMLS
• 2026-03-26 Price Changed $166,000 GSREIN
• 2026-03-11 Price Changed $172,500 AcadianaMLS
• 2026-03-11 Price Changed $172,500 GSREIN
• 2026-02-09 Price Changed $175,000 AcadianaMLS
• 2026-02-09 Price Changed $175,000 GSREIN
• 2026-02-02 Price Changed $199,000 AcadianaMLS
• 2026-01-30 Price Changed $199,000 GSREIN
• 2026-01-20 Listed $229,000 GSREIN
• 2026-01-20 Listed $229,000 AcadianaMLS
• 2016-07-01 Listing Removed — GSREIN
• 2015-07-09 Listed $130,000 GSREIN
• 2015-06-30 Listed $130,000 AcadianaMLS
• 2010-10-22 Listed $86,900 GSREIN
• 2010-10-22 Listed $86,900 AcadianaMLS
• 2009-07-31 Listed $89,900 GSREIN
• 2009-07-31 Listed $89,900 AcadianaMLS
• 2008-11-18 Listed $105,000 GSREIN
• 2008-11-18 Listed $105,000 AcadianaMLS
• 2003-11-05 Sold (Public Records) $66,600 Public Records
• 2003-10-31 Sold (MLS) $66,600 GSREIN
• 2003-07-10 Listed $66,600 GSREIN
• 2003-07-10 Listed $66,600 AcadianaMLS
• 1999-04-06 Listed $69,777 AcadianaMLS
• 1995-07-28 Sold (MLS) $58,000 GSREIN
• 1995-02-15 Listed $60,000 GSREIN
• 1995-02-15 Listed $60,000 AcadianaMLS

Property tax history

-5.2%/yr

Latest (2025): $946 · -8.3% YoY. Source: county tax records.