1587 Ridgecrest Dr · Slidell, LA 70458

$209,900

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 30 Days on market

Built 1975 7,840 sqft lot $135/sqft · at area comps Est $225k · 7% 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 +17.5/30.0
• ARV discount +10.5/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• 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

Super central location in Slidell located between Gause Blvd. and Fremaux Ave. Quick access to Interstate systems for travel to New Orleans and the Gulf Coast. This floorplan offers spacious living room/den, sunroom, large laundry room, and enclosed garage with its own AC. The eat-in kitchen has tons of elbow room and is perfect for hosting holiday gatherings or parade parties. Bedrooms are nice sized. Fenced yard with rear yard access from driveway. Property has a termite contract, is located in flood zone X, and has a roof that is just about a year old. HVAC (inside and outside units) replaced in 2024. Don't delay, call today!

Key facts

• Enclosed garage
• Central location
• Sunroom

Tags

• CENTRAL LOCATION
• QUICK ACCESS TO INTERSTATE
• SPACIOUS LIVING ROOM
• SUNROOM
• LARGE LAUNDRY ROOM
• ENCLOSED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $182k (13.5% below list).
• Recommended offer: $182k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.5%/yr); 489 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $142k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $181,552 (13.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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: 0.86% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $225,000
• List price: $209,900
• Delta: -2.67%
• 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
1593 Eastridge Dr	0.05mi	3/2.0	1,459 (-6%)	4mo	$144,900	$99	85
1483 Fremaux Ave	0.14mi	3/2.0	1,465 (-6%)	6mo	$209,500	$143	79
1439 Eastridge Dr	0.26mi	3/2.0	1,500 (-3%)	8mo	$120,500	$80	76
1764 Mary Dr	0.37mi	3/2.0	1,465 (-6%)	0mo	$240,000	$164	73
1749 Beth Dr	0.23mi	4/2.0 (+1)	1,604 (+4%)	7mo	$75,000	$47	73
1207 Cousin St	0.50mi	3/2.0	1,525 (-2%)	3mo	$200,000	$131	72
1565 Queens Dr	0.30mi	3/2.0	1,445 (-7%)	8mo	$165,000	$114	68
1706 Mary Dr	0.31mi	3/2.0	1,406 (-9%)	2mo	$227,000	$161	68
1037 Michigan Ave	0.38mi	3/2.0	1,466 (-5%)	7mo	$142,000	$97	67
626 Florida Ave	0.64mi	3/2.0	1,611 (+4%)	2mo	$220,000	$137	62
1558 Maplewood Dr	0.59mi	3/2.0	1,700 (+10%)	1mo	$267,000	$157	56
1657 Eastwood Dr	0.36mi	3/2.0	1,344 (-13%)	7mo	$224,500	$167	55

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-26,554
• Equity at exit: $31,297

10-year hold

• IRR: -5.9%
• Equity multiple: 0.64×
• Total profit: $-21,155
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $162

Break-even live

Break-even rent $1,611

Max offer price $209,900

Occupancy floor 86%

Sensitivity live

Price	-10% $280	-5% $221	+0% $162	+5% $102	+10% $43
Rent	-10% $18	-5% $90	+0% $162	+5% $233	+10% $305
Rate	-1.0pp $267	-0.5pp $215	base $162	+0.5pp $107	+1.0pp $52

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	24d	1	0.17mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	4d	1	0.30mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	44d	1	0.30mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	18d	1	0.31mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	0.36mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	0.48mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	18d	1	0.53mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	44d	1	0.68mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	0.69mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	0.84mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	0.85mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	0.85mi
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	24d	1	0.92mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	4d	1	0.93mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	1.00mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	1.01mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	4d	1	1.01mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	44d	1	1.02mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	44d	1	1.19mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	15d	1	1.23mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.25mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	1.28mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	44d	1	1.32mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	44d	1	1.35mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.37mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.37mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	44d	1	1.40mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	1.43mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $209,900 Active 30 DOM
2. 2026-06-17
   days on market $209,900 Active 29 DOM
3. 2026-06-16
   days on market $209,900 Active 28 DOM
4. 2026-06-15
   days on market $209,900 Active 27 DOM
5. 2026-06-13
   days on market $209,900 Active 25 DOM
6. 2026-06-10
   days on market $209,900 Active 22 DOM
7. 2026-06-09
   days on market $209,900 Active 21 DOM
8. 2026-06-08
   days on market $209,900 Active 20 DOM
9. 2026-06-07
   days on market $209,900 Active 19 DOM
10. 2026-06-03
    days on market $209,900 Active 15 DOM
11. 2026-06-02
    days on market $209,900 Active 14 DOM
12. 2026-06-01
    days on market $209,900 Active 13 DOM
13. 2026-05-31
    days on market $209,900 Active 12 DOM
14. 2026-05-16
    listed $209,900 Active 636-char remark

    Show marketing remark (637 chars)

    Super central location in Slidell located between Gause Blvd. and Fremaux Ave. Quick access to Interstate systems for travel to New Orleans and the Gulf Coast. This floorplan offers spacious living room/den, sunroom, large laundry room, and enclosed garage with its own AC. The eat-in kitchen has tons of elbow room and is perfect for hosting holiday gatherings or parade parties. Bedrooms are nice sized. Fenced yard with rear yard access from driveway. Property has a termite contract, is located in flood zone X, and has a roof that is just about a year old. HVAC (inside and outside units) replaced in 2024. Don't delay, call today!

15. 2026-05-16
    listed $209,900 Active 637-char remark

    Show marketing remark (637 chars)

    Super central location in Slidell located between Gause Blvd. and Fremaux Ave. Quick access to Interstate systems for travel to New Orleans and the Gulf Coast. This floorplan offers spacious living room/den, sunroom, large laundry room, and enclosed garage with its own AC. The eat-in kitchen has tons of elbow room and is perfect for hosting holiday gatherings or parade parties. Bedrooms are nice sized. Fenced yard with rear yard access from driveway. Property has a termite contract, is located in flood zone X, and has a roof that is just about a year old. HVAC (inside and outside units) replaced in 2024. Don't delay, call today!

16. 2025-11-13
    listed $219,000 Active
17. 2024-04-02
    listed $183,000
18. 2023-10-24
    price $195,000
19. 2023-05-04
    listed $195,000
20. 2022-10-06
    price $207,000
21. 2022-08-08
    price $215,000
22. 2022-06-02
    listed $207,000
23. 2005-11-22
    soldstatus $142,000

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$141/yr (+$12/mo · 13.9%)

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

Taxation est. · year 1

• Rental income: $21,786
• − Mortgage interest: −$11,758
• − Property taxes: −$1,013
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$6,106
• Taxable loss: −$1,626
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $2,330/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

+47.8% since first listed

10 events — show timeline

• 2026-05-16 Listed $209,900 GSREIN
• 2026-05-16 Listed $209,900 AcadianaMLS
• 2025-11-13 Listed $219,000 AcadianaMLS
• 2024-04-02 Listed $183,000 AcadianaMLS
• 2023-10-24 Price Changed $195,000 GSREIN
• 2023-05-04 Listed $195,000 AcadianaMLS
• 2022-10-06 Price Changed $207,000 GSREIN
• 2022-08-08 Price Changed $215,000 GSREIN
• 2022-06-02 Listed $207,000 AcadianaMLS
• 2005-11-22 Sold (Public Records) $142,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $1,013 · -8.1% YoY. Source: county tax records.