928 Asheville Dr · Slidell, LA 70458

$127,500

2 bd · 1.5 ba · 1,384 sqft · SingleFamily public records · 106 Days on market

Built 1983 1.00 ac lot $92/sqft · 39% below area Est $185k · 31% under $175/mo HOA · 12% of rent

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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 +17.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.4/10.0
• 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

Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

Key facts

• High ceilings
• Newer hvac system
• $175 HOA

Tags

• WOOD BURNING FIREPLACE
• HIGH CEILINGS
• NEWER HVAC SYSTEM
• JACK AND JILL BATHROOM
• OFF STREET PARKING SPOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $882 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 106 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $116,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.13% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 7.4

CMA / ARV

• ARV (median comp): $185,204
• List price: $127,500
• Delta: -31.16%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Hummingbird Ln	0.41mi	3/2.0 (+1)	1,382 (-0%)	6mo	$213,500	$154	69
319 Cardinal Dr	0.22mi	3/2.0 (+1)	1,316 (-5%)	7mo	$171,906	$131	68
289 Audubon Dr	0.30mi	3/1.5 (+1)	1,323 (-4%)	6mo	$163,500	$124	68
374 E Suncrest Loop	0.42mi	3/2.0 (+1)	1,500 (+8%)	8mo	$208,763	$139	53
405 Pine Forest Dr	0.48mi	3/2.0 (+1)	1,502 (+8%)	7mo	$205,000	$136	51
416 Cardinal Dr	0.41mi	3/2.0 (+1)	1,550 (+12%)	4mo	$189,000	$122	51
252 Oriole Dr	0.54mi	3/1.5 (+1)	1,232 (-11%)	2mo	$136,000	$110	49
108 Chantilly Ln	0.70mi	3/2.0 (+1)	1,300 (-6%)	2mo	$199,000	$153	49
1657 Eastwood Dr	0.75mi	3/2.0 (+1)	1,344 (-3%)	7mo	$224,500	$167	48
218 Mockingbird Ln	0.47mi	3/1.5 (+1)	1,200 (-13%)	8mo	$122,500	$102	44
409 Rustling Pine Dr	0.54mi	3/2.0 (+1)	1,580 (+14%)	1mo	$219,000	$139	43
1418 Fernwood Dr	0.57mi	3/2.0 (+1)	1,545 (+12%)	9mo	$275,000	$178	40

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-16,763
• Equity at exit: $19,011

10-year hold

• IRR: -7.2%
• Equity multiple: 0.58×
• Total profit: $-15,122
• Equity at exit: $11,024

Cash invested: $35,700 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$669
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$53
• HOA: −$175
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $94

Break-even live

Break-even rent $1,323

Max offer price $127,500

Occupancy floor 89%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	3d	1	0.04mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	10d	1	0.07mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	3d	1	0.13mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	23d	1	0.16mi
1513 Savannah Dr Slidell, LA	2.0	1.5	1000	$1,150	$1.15	3d	1	0.17mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	43d	1	0.18mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.41mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	0.52mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.56mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	0.72mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.88mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.88mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	43d	1	0.89mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	0.91mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	0.92mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.98mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.17mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	43d	1	1.18mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	43d	1	1.18mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.23mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.26mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	1.32mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	43d	1	1.35mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	3d	1	1.35mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 33 events

1. 2026-06-18
   days on market $127,500 Active 106 DOM
2. 2026-06-17
   days on market $127,500 Active 105 DOM
3. 2026-06-16
   days on market $127,500 Active 104 DOM
4. 2026-06-15
   days on market $127,500 Active 103 DOM
5. 2026-06-13
   days on market $127,500 Active 101 DOM
6. 2026-06-10
   days on market $127,500 Active 98 DOM
7. 2026-06-09
   pricedays on market $127,500 Active 97 DOM
8. 2026-06-08
   days on market $127,900 Active 96 DOM
9. 2026-06-07
   days on market $127,900 Active 95 DOM
10. 2026-06-03
    days on market $127,900 Active 91 DOM
11. 2026-06-02
    days on market $127,900 Active 90 DOM
12. 2026-06-01
    days on market $127,900 Active 89 DOM
13. 2026-05-31
    days on market $127,900 Active 88 DOM
14. 2026-05-19
    price $127,900 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

15. 2026-05-19
    price $127,900 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

16. 2026-05-14
    price $128,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

17. 2026-05-14
    price $128,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

18. 2026-05-08
    price $129,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

19. 2026-05-08
    price $129,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

20. 2026-05-01
    price $130,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

21. 2026-05-01
    price $130,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

22. 2026-04-19
    price $134,500 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

23. 2026-04-19
    price $134,500 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

24. 2026-04-10
    price $139,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

25. 2026-04-10
    price $139,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

26. 2026-03-27
    price $149,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

27. 2026-03-27
    price $149,000 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

28. 2026-03-19
    price $158,900 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

29. 2026-03-19
    price $158,900 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

30. 2026-03-04
    listed $159,000 Active 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

31. 2026-03-04
    listed $159,000 Active 582-char remark

    Show marketing remark (582 chars)

    Spacious, well kept condo with 2 bedrooms and 1.5 bathrooms. This charming unit includes granite and stainless steel appliances in kitchen, new vinyl, no carpet, beautiful wood burning fireplace in living area - large bedrooms, primary features high ceilings with a jack and jill bathroom - newer HVAC system - located upstairs with a jack and jill bathroom, and half bathroom downstairs. All appliances included along with washer and dryer - short drive to I-10, shopping, dining and hospital facilities - 2 off street parking spots in rear lot. Move in ready, don't miss this one!

32. 2022-04-05
    soldstatus $129,500
33. 2004-04-01
    soldstatus $75,175

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $1,782 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $17,299
• − Mortgage interest: −$7,142
• − Property taxes: −$1,782
• − Insurance: −$638
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − HOA: −$2,100
• − Depreciation: −$3,709
• Taxable loss: −$840
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,325/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

+70.1% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $127,900 AcadianaMLS
• 2026-05-19 Price Changed $127,900 GSREIN
• 2026-05-14 Price Changed $128,000 AcadianaMLS
• 2026-05-14 Price Changed $128,000 GSREIN
• 2026-05-08 Price Changed $129,000 AcadianaMLS
• 2026-05-08 Price Changed $129,000 GSREIN
• 2026-05-01 Price Changed $130,000 AcadianaMLS
• 2026-05-01 Price Changed $130,000 GSREIN
• 2026-04-19 Price Changed $134,500 AcadianaMLS
• 2026-04-19 Price Changed $134,500 GSREIN
• 2026-04-10 Price Changed $139,000 AcadianaMLS
• 2026-04-10 Price Changed $139,000 GSREIN
• 2026-03-27 Price Changed $149,000 AcadianaMLS
• 2026-03-27 Price Changed $149,000 GSREIN
• 2026-03-19 Price Changed $158,900 AcadianaMLS
• 2026-03-19 Price Changed $158,900 GSREIN
• 2026-03-04 Listed $159,000 GSREIN
• 2026-03-04 Listed $159,000 AcadianaMLS
• 2022-04-05 Sold (Public Records) $129,500 Public Records
• 2004-04-01 Sold (Public Records) $75,175 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,782 · -6.2% YoY. Source: county tax records.