4306 Holly Dr · Slidell, LA 70461

$309,000

3 bd · 2.5 ba · 2,292 sqft · SingleFamily public records · 29 Days on market

Built 2005 Est $309k · at est.

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +7.6/15.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Spacious Family Home on Oversized lot. Redone and updated 2025. Brand new driveway and walkway. Open flowing floor plan with dining room and breakfast room. Very large family room with wet bar. Primary Bedroom with sitting area. Vacant and easy to see.

Key facts

• Wet bar
• Brand new driveway
• Brand new walkway

Tags

• OVERSIZED LOT
• BRAND NEW DRIVEWAY
• BRAND NEW WALKWAY
• OPEN FLOWING FLOOR PLAN
• VERY LARGE FAMILY ROOM
• WET BAR

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-story; Brick construction; Updated in 2026; Shingle/asphalt roof; Slab foundation; Property in excellent condition
• Construction: Brick exterior; Asphalt shingle roof; Built/updated in 2026; Slab foundation
• Exterior features: Outside city limits; Oversized, rectangular lot (100 x 150)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic access with pull-down stairs; Wet bar; Tray ceilings; Ceiling fans; Granite countertops

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $13 ($155/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 $256k (17.2% below list).
• Recommended offer: $256k (17.2% below list) — sets the bar for 1% rule.

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: Cypress Cove Elementary School (657 students, 53% FRL); Little Oak Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 929 students, 41% FRL); Pearl River High School (math 22% / reading 36%, grade F, #132 of 265 statewide, top 50%, 830 students, 55% FRL).
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 29 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $309k implies a 99% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,703 (17.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $309,420
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Parlange Dr	0.45mi	4/2.5 (+1)	2,182 (-5%)	14mo	$287,500	$132	55
437 Parlange Dr	0.41mi	3/2.5	2,471 (+8%)	19mo	$335,000	$136	52
208 Tulip Dr	0.52mi	4/2.5 (+1)	2,365 (+3%)	21mo	$276,000	$117	48
40633 Cara Mae St	0.69mi	4/3.0 (+1)	2,484 (+8%)	2mo	$334,900	$135	45
40590 Cara Mae St	0.69mi	4/3.0 (+1)	2,038 (-11%)	1mo	$309,900	$152	42

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-52,540
• Equity at exit: $46,073

10-year hold

• IRR: -11.9%
• Equity multiple: 0.33×
• Total profit: $-57,860
• Equity at exit: $26,717

Cash invested: $86,520 (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: 594
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,557 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$191 /mo · $2,298/yr
• Insurance: −$129
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $13

Break-even live

Break-even rent $2,541

Max offer price $309,000

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $100	+0% $13	+5% $-75	+10% $-162
Rent	-10% $-189	-5% $-88	+0% $13	+5% $114	+10% $215
Rate	-1.0pp $169	-0.5pp $92	base $13	+0.5pp $-67	+1.0pp $-149

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61258 N Military Rd Slidell, LA	4.0	3.0	2900	$3,000	$1.03	25d	1	0.39mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	0.93mi
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	45d	1	1.20mi

Listing history 31 events

1. 2026-06-21
   days on market $309,000 Active 29 DOM
2. 2026-06-18
   days on market $309,000 Active 26 DOM
3. 2026-06-17
   days on market $309,000 Active 25 DOM
4. 2026-06-16
   days on market $309,000 Active 24 DOM
5. 2026-06-15
   days on market $309,000 Active 23 DOM
6. 2026-06-13
   days on market $309,000 Active 21 DOM
7. 2026-06-10
   days on market $309,000 Active 18 DOM
8. 2026-06-09
   days on market $309,000 Active 17 DOM
9. 2026-06-08
   days on market $309,000 Active 16 DOM
10. 2026-06-07
    days on market $309,000 Active 15 DOM
11. 2026-06-03
    days on market $309,000 Active 11 DOM
12. 2026-06-02
    days on market $309,000 Active 10 DOM
13. 2026-06-02
    price $309,000 Active 9 DOM
14. 2026-06-01
    days on market $339,000 Active 9 DOM
15. 2026-05-31
    days on market $339,000 Active 8 DOM
16. 2026-05-21
    listed $339,000 Active

    Show marketing remark (262 chars)

    Beautiful Spacious Family Home on Oversized lot. Redone and updated 2025. Brand new driveway and walkway. Open flowing floor plan with dining room and breakfast room. Very large family room with wet bar. Primary Bedroom with sitting area. Vacant and easy to see.

17. 2026-05-21
    listed $339,000 Active 262-char remark

    Show marketing remark (262 chars)

    Beautiful Spacious Family Home on Oversized lot. Redone and updated 2025. Brand new driveway and walkway. Open flowing floor plan with dining room and breakfast room. Very large family room with wet bar. Primary Bedroom with sitting area. Vacant and easy to see.

18. 2025-11-24
    soldstatus $155,000
19. 2025-07-22
    price $200,000
20. 2025-07-22
    price $200,000
21. 2025-07-22
    price $200,000
22. 2025-07-08
    listed $215,000 Active
23. 2025-06-25
    price $215,000
24. 2025-06-04
    price $217,500
25. 2025-05-28
    price $220,000
26. 2025-05-17
    listed $225,000 Active
27. 2008-12-23
    soldstatus $155,000
28. 2008-10-10
    listed $159,000
29. 2008-10-10
    listed $159,000
30. 2007-12-14
    listed $199,900
31. 2007-12-14
    listed $199,900

ⓘ 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: $2,298 · $191/mo
• Projected year-2 tax: $2,298 · $191/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 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $30,684
• − Mortgage interest: −$17,309
• − Property taxes: −$2,298
• − Insurance: −$2,342
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$8,989
• Taxable loss: −$5,163
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $1,394/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

+69.6% since first listed

16 events — show timeline

• 2026-05-21 Listed $339,000 AcadianaMLS
• 2026-05-21 Listed $339,000 GSREIN
• 2025-11-24 Sold (Public Records) $155,000 Public Records
• 2025-07-22 Price Changed $200,000 AcadianaMLS
• 2025-07-22 Price Changed $200,000 AcadianaMLS
• 2025-07-22 Price Changed $200,000 GSREIN
• 2025-07-08 Listed $215,000 AcadianaMLS
• 2025-06-25 Price Changed $215,000 AcadianaMLS
• 2025-06-04 Price Changed $217,500 AcadianaMLS
• 2025-05-28 Price Changed $220,000 AcadianaMLS
• 2025-05-17 Listed $225,000 AcadianaMLS
• 2008-12-23 Sold (MLS) $155,000 GSREIN
• 2008-10-10 Listed $159,000 AcadianaMLS
• 2008-10-10 Listed $159,000 GSREIN
• 2007-12-14 Listed $199,900 GSREIN
• 2007-12-14 Listed $199,900 AcadianaMLS

Property tax history

-1.6%/yr

Latest (2025): $2,298 · -3.9% YoY. Source: county tax records.