116 Herwig Bluff Rd · Slidell, LA 70461

$285,000

4 bd · 2.0 ba · 2,115 sqft · SingleFamily public records · 104 Days on market

Built 1977 $135/sqft · 20% below area Est $358k · 20% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• 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

*** NORTHSHORE HIGH SCHOOL DISTRICT *** You will be proud to play host in this well maintained contemporary style home in great location of Cross Gates Subdivision. This home has plenty to offer including a HUGE den with soaring ceiling & wall of windows that looks out to the backyard oasis complete with large covered patio & inground pool. Kitchen has convenient pass thru breakfast bar, granite counters & stainless appliances. The formal dining features a radiant wood burning fireplace. Gorgeous vinyl wood floors through out...NO CARPET. Spacious primary suite has separate closets & full bath with granite vanity sink. Large inside laundry with sink. Plus, newer A/C, over size 2 car garage, plenty of storage space. Schedule your appointment today!

Key facts

• Backyard oasis
• Huge den
• Large covered patio

Tags

• HUGE DEN
• BACKYARD OASIS
• LARGE COVERED PATIO
• INGROUND POOL
• PASS THRU BREAKFAST BAR
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $253k (11.1% below list).
• Recommended offer: $253k (11.1% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 104 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 20y 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.

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 $253,327 (11.1% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.89% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $357,833
• List price: $285,000
• Delta: -20.35%
• 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
511 Cross Gates Blvd	0.15mi	4/2.0	2,281 (+8%)	4mo	$325,000	$142	77
59398 Spring Dr	0.32mi	4/2.0	2,076 (-2%)	7mo	$249,900	$120	76
307 N Buckingham Dr	0.37mi	4/2.0	2,260 (+7%)	1mo	$265,000	$117	71
59380 Summer Rd	0.39mi	3/2.0 (-1)	1,939 (-8%)	3mo	$207,600	$107	61
651 Whitney Dr	0.59mi	4/2.0	2,194 (+4%)	7mo	$314,500	$143	60
543 Cross Gates Blvd	0.45mi	4/2.0	2,328 (+10%)	3mo	$300,000	$129	59
103 Wales Ct	0.61mi	4/2.0	2,202 (+4%)	7mo	$330,000	$150	59
632 Whitney Dr	0.65mi	4/2.5	2,183 (+3%)	5mo	$384,000	$176	58
206 Goldenwood Dr	0.74mi	4/2.0	2,050 (-3%)	7mo	$200,990	$98	54
373 Autumn Lakes Rd	0.45mi	5/2.5 (+1)	2,353 (+11%)	0mo	$348,000	$148	53
245 Cross Gates Blvd	0.64mi	3/2.5 (-1)	2,284 (+8%)	1mo	$345,000	$151	49
153 Silverwood Dr	0.74mi	4/2.5	2,411 (+14%)	6mo	$333,000	$138	35

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-43,432
• Equity at exit: $42,494

10-year hold

• IRR: -9.2%
• Equity multiple: 0.46×
• Total profit: $-43,012
• Equity at exit: $24,642

Cash invested: $79,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $94

Break-even live

Break-even rent $2,415

Max offer price $285,000

Occupancy floor 91%

Sensitivity live

Price	-10% $255	-5% $174	+0% $94	+5% $13	+10% $-68
Rent	-10% $-106	-5% $-6	+0% $94	+5% $194	+10% $294
Rate	-1.0pp $237	-0.5pp $166	base $94	+0.5pp $20	+1.0pp $-55

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	24d	1	0.14mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	12d	1	0.48mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	44d	1	0.48mi
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	44d	1	0.56mi
1305 Spring Ridge Cir Slidell, LA	4.0	3.0	2950	$3,350	$1.14	12d	1	1.05mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	24d	1	1.17mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	22d	1	1.41mi
403 Sandpiper Ct Slidell, LA	4.0	2.0	2060	$2,650	$1.29	4d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $285,000 Active 104 DOM
2. 2026-06-17
   days on market $285,000 Active 103 DOM
3. 2026-06-16
   days on market $285,000 Active 102 DOM
4. 2026-06-15
   days on market $285,000 Active 101 DOM
5. 2026-06-13
   days on market $285,000 Active 99 DOM
6. 2026-06-10
   days on market $285,000 Active 96 DOM
7. 2026-06-09
   days on market $285,000 Active 95 DOM
8. 2026-06-08
   days on market $285,000 Active 94 DOM
9. 2026-06-07
   days on market $285,000 Active 93 DOM
10. 2026-06-03
    days on market $285,000 Active 89 DOM
11. 2026-06-02
    days on market $285,000 Active 88 DOM
12. 2026-06-01
    days on market $285,000 Active 87 DOM
13. 2026-05-31
    days on market $285,000 Active 86 DOM
14. 2026-03-06
    listed $295,000 Active 773-char remark

    Show marketing remark (794 chars)

    * * * NORTHSHORE HIGH SCHOOL DISTRICT * * * You will be proud to play host in this well maintained contemporary style home in great location of Cross Gates Subdivision. This home has plenty to offer including a HUGE den with soaring ceiling & wall of windows that looks out to the backyard oasis complete with large covered patio & inground pool. Kitchen has convenient pass thru breakfast bar, granite counters & stainless appliances. The formal dining features a radiant wood burning fireplace. Gorgeous vinyl wood floors through out. .. NO CARPET. Spacious primary suite has separate closets & full bath with granite vanity sink. Large inside laundry with sink. Plus, newer A/C, over size 2 car garage, plenty of storage space. Schedule your appointment today!

15. 2026-03-06
    listed $295,000 Active 794-char remark

    Show marketing remark (794 chars)

    * * * NORTHSHORE HIGH SCHOOL DISTRICT * * * You will be proud to play host in this well maintained contemporary style home in great location of Cross Gates Subdivision. This home has plenty to offer including a HUGE den with soaring ceiling & wall of windows that looks out to the backyard oasis complete with large covered patio & inground pool. Kitchen has convenient pass thru breakfast bar, granite counters & stainless appliances. The formal dining features a radiant wood burning fireplace. Gorgeous vinyl wood floors through out. .. NO CARPET. Spacious primary suite has separate closets & full bath with granite vanity sink. Large inside laundry with sink. Plus, newer A/C, over size 2 car garage, plenty of storage space. Schedule your appointment today!

16. 2025-04-18
    listed $290,000 Active
17. 2025-01-12
    price $280,000
18. 2025-01-09
    price $280,000
19. 2024-10-24
    price $289,000
20. 2024-10-24
    price $289,000
21. 2024-06-26
    price $299,000
22. 2024-05-03
    price $305,000
23. 2024-03-29
    price $309,000
24. 2024-02-07
    listed $299,000 Active
25. 2024-02-07
    listed $280,000
26. 2023-07-14
    soldstatus $281,500
27. 2023-07-13
    soldstatus $281,500 Closed
28. 2023-06-19
    historical Active Under Contract
29. 2023-05-29
    price $294,900
30. 2023-05-24
    status Active
31. 2023-05-19
    status Pending
32. 2023-05-04
    listed $294,900
33. 2023-05-04
    listed $304,900 Active
34. 2020-06-01
    soldstatus $229,000
35. 2020-05-29
    soldstatus $229,000 Closed
36. 2020-04-15
    status Pending
37. 2020-03-25
    listed $229,500 Active
38. 2020-03-25
    listed $229,500
39. 2018-07-12
    historical
40. 2018-04-30
    price $275,000
41. 2018-04-14
    price $289,000
42. 2018-03-23
    price $299,000
43. 2018-03-18
    status Active
44. 2018-03-06
    historical
45. 2018-02-25
    listed $275,000
46. 2018-02-25
    listed $330,000 Active
47. 2017-05-30
    soldstatus $155,000 Sold
48. 2017-04-18
    historical Pending Continue to Show
49. 2017-04-18
    listed $149,900 Active
50. 2017-04-17
    listed $149,900

ⓘ 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: $3,530 · $294/mo
• Projected year-2 tax: $3,530 · $294/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 6/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $30,399
• − Mortgage interest: −$15,964
• − Property taxes: −$3,530
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$8,291
• Taxable loss: −$3,675
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $2,007/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

+78.9% since first listed

62 events — show timeline

• 2026-03-06 Listed $295,000 GSREIN
• 2026-03-06 Listed $295,000 AcadianaMLS
• 2025-04-18 Listed $290,000 AcadianaMLS
• 2025-01-12 Price Changed $280,000 AcadianaMLS
• 2025-01-09 Price Changed $280,000 GSREIN
• 2024-10-24 Price Changed $289,000 AcadianaMLS
• 2024-10-24 Price Changed $289,000 GSREIN
• 2024-06-26 Price Changed $299,000 GSREIN
• 2024-05-03 Price Changed $305,000 GSREIN
• 2024-03-29 Price Changed $309,000 GSREIN
• 2024-02-07 Listed $280,000 AcadianaMLS
• 2024-02-07 Listed $299,000 AcadianaMLS
• 2023-07-14 Sold (Public Records) $281,500 Public Records
• 2023-07-13 Sold (MLS) $281,500 GSREIN
• 2023-06-19 Contingent — GSREIN
• 2023-05-29 Price Changed $294,900 GSREIN
• 2023-05-24 Relisted — GSREIN
• 2023-05-19 Pending — GSREIN
• 2023-05-04 Listed $304,900 GSREIN
• 2023-05-04 Listed $294,900 AcadianaMLS
• 2020-06-01 Sold (Public Records) $229,000 Public Records
• 2020-05-29 Sold (MLS) $229,000 GSREIN
• 2020-04-15 Pending — GSREIN
• 2020-03-25 Listed $229,500 AcadianaMLS
• 2020-03-25 Listed $229,500 GSREIN
• 2018-07-12 Listing Removed — GSREIN
• 2018-04-30 Price Changed $275,000 GSREIN
• 2018-04-14 Price Changed $289,000 GSREIN
• 2018-03-23 Price Changed $299,000 GSREIN
• 2018-03-18 Relisted — GSREIN
• 2018-03-06 Listing Removed — GSREIN
• 2018-02-25 Listed $330,000 GSREIN
• 2018-02-25 Listed $275,000 AcadianaMLS
• 2017-05-30 Sold (MLS) $155,000 GSREIN
• 2017-04-18 Contingent — GSREIN
• 2017-04-18 Listed $149,900 GSREIN
• 2017-04-17 Listed $149,900 AcadianaMLS
• 2017-04-17 Listing Removed — GSREIN
• 2017-03-30 Relisted — GSREIN
• 2017-02-03 Pending — GSREIN
• 2017-01-31 Price Changed $149,900 GSREIN
• 2017-01-31 Relisted — GSREIN
• 2017-01-30 Listing Removed — GSREIN
• 2017-01-26 Pending — GSREIN
• 2017-01-26 Listed $164,900 GSREIN
• 2016-12-14 Pending — GSREIN
• 2016-11-29 Relisted — GSREIN
• 2016-11-23 Contingent — GSREIN
• 2016-11-15 Price Changed $164,900 GSREIN
• 2016-10-15 Price Changed $173,000 GSREIN
• 2016-09-16 Price Changed $179,900 GSREIN
• 2016-08-18 Price Changed $199,900 GSREIN
• 2016-08-14 Listed $214,900 GSREIN
• 2016-08-12 Listed $149,900 AcadianaMLS
• 2016-08-06 Listing Removed — GSREIN
• 2016-07-24 Price Changed $224,900 GSREIN
• 2016-06-23 Listed $234,900 GSREIN
• 2016-06-21 Listed $224,900 AcadianaMLS
• 2015-12-18 Listing Removed — GSREIN
• 2015-11-18 Listed $209,900 GSREIN
• 2015-11-17 Listed $209,900 AcadianaMLS
• 2006-08-12 Listed $164,900 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $3,530 · -3.8% YoY. Source: county tax records.