4146 Pearl St · Slidell, LA 70461

$139,900

3 bd · 2.0 ba · 1,334 sqft · SingleFamily public records · 45 Days on market

Built 1998 7,501 sqft lot $105/sqft · 41% below area Est $223k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Priced to sell. Easy to show. Charming Home in Ozone Pines - Great Location! Welcome to this delightful 3-bedroom, 2-bathroom home in the sought-after Ozone Pines neighborhood, part of the highly rated Northshore School District. Offering 1,249 square feet of well-designed living space, this home features a cozy vaulted ceiling living room with a wood-burning fireplace great for gatherings. The primary bedroom boasts a stylish tray ceiling, adding an elegant touch to your private retreat. Situated on a spacious 50 x 150 ft lot, there's ample room for parking, outdoor entertainment, or recreation. The rear yard is a blank canvas for your landscaping dreams. Conveniently located by I-12 and I-59, commuting is a breeze, while the serene neighborhood offers peace and quiet. Best of all, this home is in a no required flood insurance zone. Don t miss your chance to call this charming property your new home! Schedule your private showing today! Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

Key facts

• Spacious lot
• 7,501 sq ft lot
• 2 parking spots

Tags

• NORTHSHORE SCHOOL DISTRICT
• VAULTED CEILING LIVING ROOM
• WOOD BURNING FIREPLACE
• SPACIOUS LOT

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway with two parking spaces
• Utilities: No public sewer available; No public water available
• Home design: Single-story home; Shingle roof; Built on slab foundation; Average condition
• Exterior features: Fence; City lot; Rectangular lot; Lot dimensions approximately 50 x 150

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $967 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $223,298
• List price: $139,900
• Delta: -37.35%
• 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
4141 St. Peter St	0.04mi	3/2.0	1,342 (+1%)	10mo	$210,000	$156	89
4126 Dauphine St	0.19mi	3/2.0	1,367 (+2%)	4mo	$239,000	$175	83
4412 Canal St	0.13mi	3/2.0	1,393 (+4%)	7mo	$211,000	$151	81
4122 Dauphine St	0.22mi	3/2.0	1,405 (+5%)	5mo	$235,000	$167	77
4184 St. Louis St	0.11mi	3/2.0	1,316 (-1%)	21mo	$215,000	$163	75
4134 Dauphine St	0.21mi	3/2.0	1,377 (+3%)	13mo	$200,000	$145	74
4178 Dauphine St	0.22mi	3/2.0	1,246 (-7%)	6mo	$210,000	$169	74
4613 Oak Dr	0.53mi	3/2.0	1,345 (+1%)	1mo	$250,000	$186	73
4118 Dauphine St	0.24mi	3/2.0	1,475 (+11%)	5mo	$237,500	$161	67
4568 Canal St	0.39mi	3/2.0	1,237 (-7%)	7mo	$199,750	$161	64
4346 Gum Dr	0.72mi	3/2.0	1,334 (0%)	20mo	$150,000	$112	50
4318 Gum Dr	0.73mi	3/2.0	1,426 (+7%)	8mo	$180,500	$127	48

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $17,849
• Equity at exit: $20,860

10-year hold

• IRR: 19.6%
• Equity multiple: 2.55×
• Total profit: $60,883
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $676

Break-even live

Break-even rent $1,104

Max offer price $139,900

Occupancy floor 61%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	43d	1	0.04mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	21d	1	0.70mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	23d	1	0.84mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	3d	1	0.96mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	1.05mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	43d	1	1.05mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.10mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	43d	1	1.14mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	43d	1	1.17mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	43d	1	1.21mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.30mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.30mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	1.41mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	1.41mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	43d	1	1.42mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	43d	1	1.42mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 45 DOM
2. 2026-06-17
   days on market $139,900 Active 44 DOM
3. 2026-06-16
   days on market $139,900 Active 43 DOM
4. 2026-06-15
   days on market $139,900 Active 42 DOM
5. 2026-06-13
   days on market $139,900 Active 40 DOM
6. 2026-06-10
   days on market $139,900 Active 37 DOM
7. 2026-06-09
   days on market $139,900 Active 36 DOM
8. 2026-06-08
   days on market $139,900 Active 35 DOM
9. 2026-06-07
   pricedays on market $139,900 Active 34 DOM
10. 2026-06-03
    days on market $149,900 Active 30 DOM
11. 2026-06-02
    days on market $149,900 Active 29 DOM
12. 2026-06-01
    days on market $149,900 Active 28 DOM
13. 2026-05-31
    days on market $149,900 Active 27 DOM
14. 2026-05-01
    listed $149,900 Active 1046-char remark

    Show marketing remark (1046 chars)

    Priced to sell. Easy to show. Charming Home in Ozone Pines - Great Location! Welcome to this delightful 3-bedroom, 2-bathroom home in the sought-after Ozone Pines neighborhood, part of the highly rated Northshore School District. Offering 1,249 square feet of well-designed living space, this home features a cozy vaulted ceiling living room with a wood-burning fireplace great for gatherings. The primary bedroom boasts a stylish tray ceiling, adding an elegant touch to your private retreat. Situated on a spacious 50 x 150 ft lot, there's ample room for parking, outdoor entertainment, or recreation. The rear yard is a blank canvas for your landscaping dreams. Conveniently located by I-12 and I-59, commuting is a breeze, while the serene neighborhood offers peace and quiet. Best of all, this home is in a no required flood insurance zone. Don t miss your chance to call this charming property your new home! Schedule your private showing today! Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

15. 2026-05-01
    listed $149,900 Active 1046-char remark

    Show marketing remark (1046 chars)

    Priced to sell. Easy to show. Charming Home in Ozone Pines - Great Location! Welcome to this delightful 3-bedroom, 2-bathroom home in the sought-after Ozone Pines neighborhood, part of the highly rated Northshore School District. Offering 1,249 square feet of well-designed living space, this home features a cozy vaulted ceiling living room with a wood-burning fireplace great for gatherings. The primary bedroom boasts a stylish tray ceiling, adding an elegant touch to your private retreat. Situated on a spacious 50 x 150 ft lot, there's ample room for parking, outdoor entertainment, or recreation. The rear yard is a blank canvas for your landscaping dreams. Conveniently located by I-12 and I-59, commuting is a breeze, while the serene neighborhood offers peace and quiet. Best of all, this home is in a no required flood insurance zone. Don t miss your chance to call this charming property your new home! Schedule your private showing today! Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

16. 2025-02-27
    price $169,000
17. 2025-02-26
    price $169,000
18. 2025-02-16
    price $180,000
19. 2025-02-16
    price $180,000
20. 2025-01-14
    listed $187,000 Active
21. 2020-05-01
    soldstatus $152,900
22. 2020-04-30
    soldstatus $152,900 Closed
23. 2020-02-21
    status Pending
24. 2020-02-05
    listed $159,900
25. 2020-02-05
    listed $159,900 Active
26. 2003-12-30
    soldstatus $90,000
27. 2003-12-30
    soldstatus $90,000

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,510
• − Mortgage interest: −$7,837
• − Property taxes: −$961
• − Insurance: −$700
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$4,070
• Taxable income: $6,182
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $6,625/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

+55.4% since first listed

16 events — show timeline

• 2026-06-04 Price Changed $139,900 AcadianaMLS
• 2026-06-04 Price Changed $139,900 GSREIN
• 2026-05-01 Listed $149,900 GSREIN
• 2026-05-01 Listed $149,900 AcadianaMLS
• 2025-02-27 Price Changed $169,000 AcadianaMLS
• 2025-02-26 Price Changed $169,000 GSREIN
• 2025-02-16 Price Changed $180,000 AcadianaMLS
• 2025-02-16 Price Changed $180,000 GSREIN
• 2025-01-14 Listed $187,000 AcadianaMLS
• 2020-05-01 Sold (Public Records) $152,900 Public Records
• 2020-04-30 Sold (MLS) $152,900 GSREIN
• 2020-02-21 Pending — GSREIN
• 2020-02-05 Listed $159,900 GSREIN
• 2020-02-05 Listed $159,900 AcadianaMLS
• 2003-12-30 Sold (Public Records) $90,000 Public Records
• 2003-12-30 Sold (Public Records) $90,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $961 · -3.8% YoY. Source: county tax records.