145 Greencrest Dr · Slidell, LA 70458

$215,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 30 Days on market

Built 1971 8,276 sqft lot Est $161k · 34% over

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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 +15.0/30.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the charm of Slidell from this beautifully renovated three-bedroom, two-bath home. The property features an open floor plan, granite kitchen countertops, and a spacious center island bar. With ample space for entertaining on the covered patio and expansive bedrooms, this residence offers the perfect blend of functionality and relaxation. Prospective buyers should contact their agent without delay to schedule a viewing.

Key facts

• Open floor plan
• Center island bar
• Covered patio

Tags

• OPEN FLOOR PLAN
• GRANITE KITCHEN COUNTERTOPS
• CENTER ISLAND BAR
• COVERED PATIO

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Updated in 2024
• Construction: Brick construction; Asbestos shingle roof; Slab foundation; Very good condition
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 70 x 20

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Accessibility features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $66 ($791/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 $175k (18.8% below list).
• Recommended offer: $175k (18.8% 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: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 14 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 $141k; list at $215k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $174,501 (18.8% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $160,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Greencrest Dr	0.03mi	3/2.0	1,480 (-2%)	1mo	$176,000	$119	93
156 Greencrest Dr	0.04mi	3/2.0	1,350 (-11%)	0mo	$130,000	$96	80
3844 Riviera Dr	0.35mi	3/1.5	1,466 (-3%)	6mo	$150,000	$102	71
136 Palm Springs Dr	0.19mi	3/1.5	1,348 (-11%)	5mo	$170,000	$126	66
116 Palm Springs Dr	0.20mi	4/2.0 (+1)	1,380 (-9%)	8mo	$70,000	$51	64
127 Whitehall Dr	0.49mi	4/2.0 (+1)	1,475 (-3%)	5mo	$145,000	$98	63
3738 Arrowhead Dr	0.45mi	3/2.0	1,580 (+4%)	11mo	$168,000	$106	63
176 Southpark Dr	0.61mi	3/2.0	1,442 (-5%)	8mo	$170,000	$118	57
3858 Eton St	0.60mi	3/2.0	1,367 (-10%)	1mo	$188,000	$138	55
3109 Bayou View Pl	0.74mi	3/2.0	1,450 (-4%)	7mo	$240,000	$166	52
3852 Oxford St	0.65mi	3/2.0	1,658 (+9%)	6mo	$167,000	$101	49
409 Markham Dr	0.73mi	2/2.0 (-1)	1,388 (-9%)	9mo	$140,000	$101	39

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-33,366
• Equity at exit: $32,057

10-year hold

• IRR: -10.0%
• Equity multiple: 0.43×
• Total profit: $-34,502
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $66

Break-even live

Break-even rent $1,662

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $127	+0% $66	+5% $5	+10% $-56
Rent	-10% $-72	-5% $-3	+0% $66	+5% $135	+10% $204
Rate	-1.0pp $174	-0.5pp $121	base $66	+0.5pp $10	+1.0pp $-46

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	5d	8	0.41mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	45d	1	0.65mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	23d	1	0.68mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	25d	1	0.72mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	0.99mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	25d	1	1.03mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	45d	1	1.13mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	5d	1	1.22mi
101 Moonraker Dr Slidell, LA	3.0	2.0	1811	$2,300	$1.27	25d	1	1.34mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	13d	1	1.39mi

Listing history 41 events

1. 2026-06-21
   days on market $215,000 Active 30 DOM
2. 2026-06-18
   days on market $215,000 Active 27 DOM
3. 2026-06-17
   days on market $215,000 Active 26 DOM
4. 2026-06-16
   days on market $215,000 Active 25 DOM
5. 2026-06-15
   days on market $215,000 Active 24 DOM
6. 2026-06-13
   days on market $215,000 Active 22 DOM
7. 2026-06-10
   days on market $215,000 Active 19 DOM
8. 2026-06-09
   days on market $215,000 Active 18 DOM
9. 2026-06-08
   days on market $215,000 Active 17 DOM
10. 2026-06-07
    days on market $215,000 Active 16 DOM
11. 2026-06-03
    days on market $215,000 Active 12 DOM
12. 2026-06-02
    days on market $215,000 Active 11 DOM
13. 2026-06-01
    days on market $215,000 Active 10 DOM
14. 2026-05-31
    days on market $215,000 Active 9 DOM
15. 2026-05-22
    listed $215,000 Active 433-char remark

    Show marketing remark (433 chars)

    Experience the charm of Slidell from this beautifully renovated three-bedroom, two-bath home. The property features an open floor plan, granite kitchen countertops, and a spacious center island bar. With ample space for entertaining on the covered patio and expansive bedrooms, this residence offers the perfect blend of functionality and relaxation. Prospective buyers should contact their agent without delay to schedule a viewing.

16. 2026-05-22
    listed $215,000 Active

    Show marketing remark (433 chars)

    Experience the charm of Slidell from this beautifully renovated three-bedroom, two-bath home. The property features an open floor plan, granite kitchen countertops, and a spacious center island bar. With ample space for entertaining on the covered patio and expansive bedrooms, this residence offers the perfect blend of functionality and relaxation. Prospective buyers should contact their agent without delay to schedule a viewing.

17. 2024-01-19
    soldstatus $141,000
18. 2024-01-18
    soldstatus $141,000 Closed 241-char remark

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

19. 2023-12-04
    historical Active Under Contract 241-char remark

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

20. 2023-11-28
    price $154,900 241-char remark

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

21. 2023-10-10
    price $173,900 241-char remark

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

22. 2023-09-06
    price $179,900 241-char remark

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

23. 2023-08-22
    listed $187,000 Active 241-char remark

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

24. 2023-08-22
    listed $154,900

    Show marketing remark (241 chars)

    Well maintained 2 bedroom 2 bath home with large office located in established neighborhood. Office can be easily renovated back into the third bedroom. Two years young gutter system added. Workshop shed in rear yard with covered rear patio.

25. 2018-04-03
    soldstatus $118,000 Sold
26. 2018-03-24
    historical Pending Continue to Show
27. 2018-03-04
    listed $127,000 Active
28. 2018-03-04
    listed $127,000
29. 2002-12-12
    soldstatus $99,000
30. 2002-12-04
    soldstatus
31. 2002-07-26
    listed $102,900
32. 2002-07-26
    listed $102,900
33. 2002-02-28
    soldstatus $97,000
34. 2002-01-20
    listed $99,900
35. 2002-01-20
    listed $99,900
36. 2000-01-31
    soldstatus $92,500
37. 1999-09-22
    listed $94,900
38. 1999-09-22
    listed $94,900
39. 1999-01-15
    soldstatus $89,900
40. 1998-12-28
    listed $89,900
41. 1998-12-28
    listed $89,900

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$36/yr (+$3/mo · 3.1%)

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

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$12,043
• − Property taxes: −$1,147
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$6,255
• Taxable loss: −$2,930
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $1,494/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

+139.2% since first listed

27 events — show timeline

• 2026-05-22 Listed $215,000 GSREIN
• 2026-05-22 Listed $215,000 AcadianaMLS
• 2024-01-19 Sold (Public Records) $141,000 Public Records
• 2024-01-18 Sold (MLS) $141,000 GSREIN
• 2023-12-04 Contingent — GSREIN
• 2023-11-28 Price Changed $154,900 GSREIN
• 2023-10-10 Price Changed $173,900 GSREIN
• 2023-09-06 Price Changed $179,900 GSREIN
• 2023-08-22 Listed $154,900 AcadianaMLS
• 2023-08-22 Listed $187,000 GSREIN
• 2018-04-03 Sold (MLS) $118,000 GSREIN
• 2018-03-24 Contingent — GSREIN
• 2018-03-04 Listed $127,000 AcadianaMLS
• 2018-03-04 Listed $127,000 GSREIN
• 2002-12-12 Sold (Public Records) $99,000 Public Records
• 2002-12-04 Sold (MLS) — GSREIN
• 2002-07-26 Listed $102,900 AcadianaMLS
• 2002-07-26 Listed $102,900 GSREIN
• 2002-02-28 Sold (MLS) $97,000 GSREIN
• 2002-01-20 Listed $99,900 AcadianaMLS
• 2002-01-20 Listed $99,900 GSREIN
• 2000-01-31 Sold (MLS) $92,500 GSREIN
• 1999-09-22 Listed $94,900 GSREIN
• 1999-09-22 Listed $94,900 AcadianaMLS
• 1999-01-15 Sold (MLS) $89,900 GSREIN
• 1998-12-28 Listed $89,900 AcadianaMLS
• 1998-12-28 Listed $89,900 GSREIN

Property tax history

-4.4%/yr

Latest (2025): $1,147 · -47.3% YoY. Source: county tax records.