855 Cross Gates Blvd · Slidell, LA 70461

$341,000

4 bd · 2.0 ba · 2,108 sqft · SingleFamily public records · 73 Days on market

Built 1984 0.44 ac lot $162/sqft · 10% below area Est $378k · 10% under

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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).

• ARV discount +11.9/15.0
• Cash flow +10.8/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-bedroom, 2-bath brick ranch home located in Slidell. This inviting residence features a spacious 2-car garage, a large fenced backyard perfect for outdoor entertaining, and a covered patio ideal for relaxing or gatherings. The home boasts a carpet-free interior, offering a clean and low-maintenance living space. Vacant and easy to show, this lovely property is ready for its new owners.

Key facts

• Covered patio
• Carpet-free interior
• Fenced backyard

Tags

• FENCED BACKYARD
• COVERED PATIO
• CARPET-FREE INTERIOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $341k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (30.0% below list).
• Recommended offer: $239k (30.0% 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); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• This rent runs 32% 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 $10k 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 73 days — a 6% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago 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.
• Current owner paid $148k; list at $341k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $238,626 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

• ARV (median comp): $378,245
• List price: $341,000
• Delta: -9.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Harrow Dr	0.35mi	4/2.0	2,014 (-4%)	2mo	$307,000	$152	75
804 N Lake Verret Ct	0.49mi	4/2.0	2,083 (-1%)	2mo	$284,000	$136	74
711 S Lake Verret Ct	0.46mi	4/2.0	2,042 (-3%)	2mo	$245,000	$120	72
111 Thatcher Dr	0.22mi	4/2.0	2,353 (+12%)	1mo	$290,000	$123	69
700 S Lake Verret Ct	0.39mi	3/2.0 (-1)	2,011 (-5%)	0mo	$273,000	$136	69
148 Woodruff Dr	0.21mi	4/2.5	2,348 (+11%)	1mo	$386,000	$164	68
307 N Buckingham Dr	0.60mi	4/2.0	2,260 (+7%)	1mo	$265,000	$117	59
105 Honeywood Dr	0.50mi	3/2.5 (-1)	2,275 (+8%)	0mo	$270,000	$119	56
40590 Cara Mae St	0.74mi	4/3.0	2,038 (-3%)	1mo	$309,900	$152	56
245 Cross Gates Blvd	0.58mi	3/2.5 (-1)	2,284 (+8%)	1mo	$345,000	$151	51
40702 Cara Mae St	0.73mi	5/3.0 (+1)	2,016 (-4%)	1mo	$307,900	$153	48
102 Circlewood Ct	0.56mi	4/2.5	2,411 (+14%)	1mo	$265,000	$110	47

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-68,365
• Equity at exit: $50,844

10-year hold

• IRR: -17.0%
• Equity multiple: 0.11×
• Total profit: $-85,077
• Equity at exit: $29,483

Cash invested: $95,480 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,788
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-156

Break-even live

Break-even rent $2,583

Max offer price $313,497

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-59	+0% $-156	+5% $-252	+10% $-349
Rent	-10% $-344	-5% $-250	+0% $-156	+5% $-61	+10% $33
Rate	-1.0pp $16	-0.5pp $-69	base $-156	+0.5pp $-244	+1.0pp $-334

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: $85,250
• Closing costs: $10,230
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	45d	1	0.40mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	0.54mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	25d	1	0.61mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	23d	1	0.71mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	0.79mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	45d	1	1.13mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	13d	1	1.13mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	45d	1	1.16mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	45d	1	1.30mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	45d	1	1.39mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	45d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $341,000 Active 73 DOM
2. 2026-06-18
   days on market $341,000 Active 70 DOM
3. 2026-06-17
   days on market $341,000 Active 69 DOM
4. 2026-06-16
   days on market $341,000 Active 68 DOM
5. 2026-06-15
   days on market $341,000 Active 67 DOM
6. 2026-06-13
   days on market $341,000 Active 65 DOM
7. 2026-06-10
   days on market $341,000 Active 62 DOM
8. 2026-06-09
   days on market $341,000 Active 61 DOM
9. 2026-06-08
   days on market $341,000 Active 60 DOM
10. 2026-06-07
    days on market $341,000 Active 59 DOM
11. 2026-06-03
    days on market $341,000 Active 55 DOM
12. 2026-06-02
    days on market $341,000 Active 54 DOM
13. 2026-06-01
    days on market $341,000 Active 53 DOM
14. 2026-05-31
    days on market $341,000 Active 52 DOM
15. 2026-04-09
    listed $341,000 Active 399-char remark

    Show marketing remark (399 chars)

    Charming 4-bedroom, 2-bath brick ranch home located in Slidell. This inviting residence features a spacious 2-car garage, a large fenced backyard perfect for outdoor entertaining, and a covered patio ideal for relaxing or gatherings. The home boasts a carpet-free interior, offering a clean and low-maintenance living space. Vacant and easy to show, this lovely property is ready for its new owners.

16. 2026-04-09
    listed $341,000 Active 399-char remark

    Show marketing remark (399 chars)

    Charming 4-bedroom, 2-bath brick ranch home located in Slidell. This inviting residence features a spacious 2-car garage, a large fenced backyard perfect for outdoor entertaining, and a covered patio ideal for relaxing or gatherings. The home boasts a carpet-free interior, offering a clean and low-maintenance living space. Vacant and easy to show, this lovely property is ready for its new owners.

17. 2002-03-12
    soldstatus $148,000
18. 2002-03-12
    soldstatus $148,000
19. 2001-08-24
    listed $153,700
20. 2001-08-24
    listed $153,700
21. 1998-10-30
    soldstatus $143,500
22. 1998-10-02
    listed $146,300
23. 1998-10-02
    listed $146,300

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,876 · $156/mo
• Expected delta: +$549/yr (+$46/mo · 41.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $28,635
• − Mortgage interest: −$19,101
• − Property taxes: −$1,326
• − Insurance: −$1,705
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$9,920
• Taxable loss: −$7,999
• Est. tax savings @ 24.0%: +$1,920
• After-tax cash flow: $51/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

+133.1% since first listed

9 events — show timeline

• 2026-04-09 Listed $341,000 GSREIN
• 2026-04-09 Listed $341,000 AcadianaMLS
• 2002-03-12 Sold (Public Records) $148,000 Public Records
• 2002-03-12 Sold (MLS) $148,000 GSREIN
• 2001-08-24 Listed $153,700 GSREIN
• 2001-08-24 Listed $153,700 AcadianaMLS
• 1998-10-30 Sold (MLS) $143,500 GSREIN
• 1998-10-02 Listed $146,300 GSREIN
• 1998-10-02 Listed $146,300 AcadianaMLS

Property tax history

-5.7%/yr

Latest (2025): $1,326 · -3.6% YoY. Source: county tax records.