1113 Rebecca Reid Dr · Slidell, LA 70461

$287,500

4 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 11 Days on market

Built 2003 8,750 sqft lot $155/sqft · at area comps Est $294k · at est.

---

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 +12.2/30.0
• ARV discount +8.5/15.0
• Schools +4.3/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully, meticulously maintained, updated 4-bedroom, 2-bath home in the highly sought-after Sterling Oaks subdivision! This move-in ready property offers a perfect blend of comfort, functionality, and entertaining space. Step inside to an open floor plan featuring a spacious den, breakfast bar, and gorgeous laminate flooring throughout. The kitchen is a standout with granite countertops, custom backsplash, gas stove, and an abundance of cabinet space--perfect for both everyday living and hosting. Microwave is just 1 year old; appliances approx. 5 years old. Major updates include renovated kitchen and bathrooms (2017) and updated flooring (2017), giving the home a modern feel. ROOF is only 4 years old! AC upgraded to 5 ton in 2014. The primary suite offers a relaxing retreat with soaker tub & separate shower. Additional features include a garage that is heated and cooled--ideal for entertaining, a gym, or flex space (not included in living square footage, but can easily convert back to parking). Wired for portable generator (13,500 watt, 50 amp--can power the entire house). Outdoor living truly shines here! Enjoy a 16x11 covered back porch, extended 10x13 concrete patio, and a 15' above-ground pool with a wooden deck and sand filter--perfect for summer gatherings. The extended driveway provides rear yard access for boat or RV parking, and the fully fenced yard includes a shed for extra storage. Located in the excellent Northshore school district! Flood Zone X. Centrally located in the city limits, you will have easy access to all the city has to offer: grocery stores, parks, I10 & I12, services & retail, Lake Pontchartrain, healthcare/ hospitals & entertainment. This home offers space, updates, and incredible entertaining potential--inside and out. Don't miss your chance to own in one of the area's most desirable neighborhoods!

Key facts

• 8,750 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (23.6% below list).
• Recommended offer: $220k (23.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $194k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $219,521 (23.6% 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. 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: 0.76% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (median comp): $294,286
• List price: $287,500
• Delta: -2.31%
• 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
1113 Rebecca Reid Dr	0.00mi	4/2.0	1,947 (+5%)	1mo	$297,500	$153	91
1109 Rebecca Reid Dr	0.03mi	4/2.0	1,958 (+6%)	7mo	$255,000	$130	83
1032 Sterling Oaks Blvd	0.15mi	4/2.0	1,948 (+5%)	9mo	$275,000	$141	77
1003 Deborah Dr	0.06mi	4/2.5	2,065 (+12%)	1mo	$325,000	$157	75
1118 Rebecca Reid Dr	0.05mi	3/2.0 (-1)	1,977 (+7%)	8mo	$275,000	$139	74
1022 Helenes Way	0.14mi	4/2.0	1,947 (+5%)	14mo	$285,000	$146	74
1021 Helenes Way	0.16mi	4/2.0	2,061 (+11%)	12mo	$315,000	$153	64
58444 Choctaw Dr	0.68mi	4/2.0	2,000 (+8%)	1mo	$175,000	$88	54
969 Valerie Dr	0.12mi	3/2.0 (-1)	1,578 (-15%)	14mo	$245,000	$155	53
206 Goldenwood Dr	0.73mi	4/2.0	2,050 (+11%)	7mo	$200,990	$98	42
58480 Choctaw Dr	0.67mi	3/2.0 (-1)	1,624 (-12%)	6mo	$265,000	$163	38
119 Devereux Dr	0.59mi	4/3.0	2,114 (+14%)	10mo	$230,000	$109	37

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-53,077
• Equity at exit: $42,867

10-year hold

• IRR: -14.2%
• Equity multiple: 0.23×
• Total profit: $-62,386
• Equity at exit: $24,858

Cash invested: $80,500 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,195 high
• Mortgage (P&I): −$1,508
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-57

Break-even live

Break-even rent $2,267

Max offer price $277,486

Occupancy floor 98%

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: $71,875
• Closing costs: $8,625
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40635 Hayes Rd Slidell, LA	3.0	2.0	1250	$1,800	$1.44	17d	1	0.57mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	44d	1	0.64mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	3d	1	0.72mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	44d	1	0.72mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.76mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	24d	1	0.80mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	44d	1	0.80mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	3d	1	0.87mi
39348 Mc Kendall Dr Slidell, LA	3.0	2.5	2510	$2,600	$1.04	2d	1	1.04mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	44d	1	1.25mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	24d	1	1.34mi
403 Sandpiper Ct Slidell, LA	4.0	2.0	2060	$2,650	$1.29	3d	1	1.42mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	44d	1	1.48mi
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	24d	1	1.48mi
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	44d	1	1.49mi

Listing history 8 events

1. 2026-05-02
   status Pending 1894-char remark

   Show marketing remark (1945 chars)

   Welcome to this beautifully, meticulously maintained, updated 4-bedroom, 2-bath home in the highly sought-after Sterling Oaks subdivision! This move-in ready property offers a perfect blend of comfort, functionality, and entertaining space. Step inside to an open floor plan featuring a spacious den, breakfast bar, and gorgeous laminate flooring throughout. The kitchen is a standout with granite countertops, custom backsplash, gas stove, and an abundance of cabinet space—perfect for both everyday living and hosting. Microwave is just 1 year old; appliances approx. 5 years old. Major updates include renovated kitchen and bathrooms (2017) and updated flooring (2017), giving the home a modern feel. ROOF is only 4 years old! AC upgraded to 5 ton in 2014. The primary suite offers a relaxing retreat with soaker tub & separate shower. Additional features include a garage that is heated and cooled—ideal for entertaining, a gym, or flex space (not included in living square footage, but can easily convert back to parking). Wired for portable generator (13,500 watt, 50 amp—can power the entire house). Outdoor living truly shines here! Enjoy a 16x11 covered back porch, extended 10x13 concrete patio, and a 15’ above-ground pool with a wooden deck and sand filter—perfect for summer gatherings. The extended driveway provides rear yard access for boat or RV parking, and the fully fenced yard includes a shed for extra storage. Located in the excellent Northshore school district! Flood Zone X. Centrally located in the city limits, you will have easy access to all the city has to offer: grocery stores, parks, I10 & I12, services & retail, Lake Pontchartrain, healthcare/ hospitals & entertainment. This home offers space, updates, and incredible entertaining potential—inside and out. Don’t miss your chance to own in one of the area’s most desirable neighborhoods!

2. 2026-05-02
   historical Active Under Contract 1945-char remark

   Show marketing remark (1945 chars)

   Welcome to this beautifully, meticulously maintained, updated 4-bedroom, 2-bath home in the highly sought-after Sterling Oaks subdivision! This move-in ready property offers a perfect blend of comfort, functionality, and entertaining space. Step inside to an open floor plan featuring a spacious den, breakfast bar, and gorgeous laminate flooring throughout. The kitchen is a standout with granite countertops, custom backsplash, gas stove, and an abundance of cabinet space—perfect for both everyday living and hosting. Microwave is just 1 year old; appliances approx. 5 years old. Major updates include renovated kitchen and bathrooms (2017) and updated flooring (2017), giving the home a modern feel. ROOF is only 4 years old! AC upgraded to 5 ton in 2014. The primary suite offers a relaxing retreat with soaker tub & separate shower. Additional features include a garage that is heated and cooled—ideal for entertaining, a gym, or flex space (not included in living square footage, but can easily convert back to parking). Wired for portable generator (13,500 watt, 50 amp—can power the entire house). Outdoor living truly shines here! Enjoy a 16x11 covered back porch, extended 10x13 concrete patio, and a 15’ above-ground pool with a wooden deck and sand filter—perfect for summer gatherings. The extended driveway provides rear yard access for boat or RV parking, and the fully fenced yard includes a shed for extra storage. Located in the excellent Northshore school district! Flood Zone X. Centrally located in the city limits, you will have easy access to all the city has to offer: grocery stores, parks, I10 & I12, services & retail, Lake Pontchartrain, healthcare/ hospitals & entertainment. This home offers space, updates, and incredible entertaining potential—inside and out. Don’t miss your chance to own in one of the area’s most desirable neighborhoods!

3. 2026-04-21
   listed $287,500 Active 1894-char remark

   Show marketing remark (1945 chars)

   Welcome to this beautifully, meticulously maintained, updated 4-bedroom, 2-bath home in the highly sought-after Sterling Oaks subdivision! This move-in ready property offers a perfect blend of comfort, functionality, and entertaining space. Step inside to an open floor plan featuring a spacious den, breakfast bar, and gorgeous laminate flooring throughout. The kitchen is a standout with granite countertops, custom backsplash, gas stove, and an abundance of cabinet space—perfect for both everyday living and hosting. Microwave is just 1 year old; appliances approx. 5 years old. Major updates include renovated kitchen and bathrooms (2017) and updated flooring (2017), giving the home a modern feel. ROOF is only 4 years old! AC upgraded to 5 ton in 2014. The primary suite offers a relaxing retreat with soaker tub & separate shower. Additional features include a garage that is heated and cooled—ideal for entertaining, a gym, or flex space (not included in living square footage, but can easily convert back to parking). Wired for portable generator (13,500 watt, 50 amp—can power the entire house). Outdoor living truly shines here! Enjoy a 16x11 covered back porch, extended 10x13 concrete patio, and a 15’ above-ground pool with a wooden deck and sand filter—perfect for summer gatherings. The extended driveway provides rear yard access for boat or RV parking, and the fully fenced yard includes a shed for extra storage. Located in the excellent Northshore school district! Flood Zone X. Centrally located in the city limits, you will have easy access to all the city has to offer: grocery stores, parks, I10 & I12, services & retail, Lake Pontchartrain, healthcare/ hospitals & entertainment. This home offers space, updates, and incredible entertaining potential—inside and out. Don’t miss your chance to own in one of the area’s most desirable neighborhoods!

4. 2026-04-21
   listed $287,500 Active 1945-char remark

   Show marketing remark (1945 chars)

   Welcome to this beautifully, meticulously maintained, updated 4-bedroom, 2-bath home in the highly sought-after Sterling Oaks subdivision! This move-in ready property offers a perfect blend of comfort, functionality, and entertaining space. Step inside to an open floor plan featuring a spacious den, breakfast bar, and gorgeous laminate flooring throughout. The kitchen is a standout with granite countertops, custom backsplash, gas stove, and an abundance of cabinet space—perfect for both everyday living and hosting. Microwave is just 1 year old; appliances approx. 5 years old. Major updates include renovated kitchen and bathrooms (2017) and updated flooring (2017), giving the home a modern feel. ROOF is only 4 years old! AC upgraded to 5 ton in 2014. The primary suite offers a relaxing retreat with soaker tub & separate shower. Additional features include a garage that is heated and cooled—ideal for entertaining, a gym, or flex space (not included in living square footage, but can easily convert back to parking). Wired for portable generator (13,500 watt, 50 amp—can power the entire house). Outdoor living truly shines here! Enjoy a 16x11 covered back porch, extended 10x13 concrete patio, and a 15’ above-ground pool with a wooden deck and sand filter—perfect for summer gatherings. The extended driveway provides rear yard access for boat or RV parking, and the fully fenced yard includes a shed for extra storage. Located in the excellent Northshore school district! Flood Zone X. Centrally located in the city limits, you will have easy access to all the city has to offer: grocery stores, parks, I10 & I12, services & retail, Lake Pontchartrain, healthcare/ hospitals & entertainment. This home offers space, updates, and incredible entertaining potential—inside and out. Don’t miss your chance to own in one of the area’s most desirable neighborhoods!

5. 2018-10-16
   price $229,500
6. 2018-09-21
   listed $229,500
7. 2006-03-09
   soldstatus $194,000
8. 2003-07-03
   soldstatus $147,125

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $1,961 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,343
• − Mortgage interest: −$16,104
• − Property taxes: −$1,961
• − Insurance: −$1,438
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$8,364
• Taxable loss: −$5,739
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $697/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): 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

+95.4% since first listed

8 events — show timeline

• 2026-05-02 Pending — AcadianaMLS
• 2026-05-02 Contingent — GSREIN
• 2026-04-21 Listed $287,500 AcadianaMLS
• 2026-04-21 Listed $287,500 GSREIN
• 2018-10-16 Price Changed $229,500 GSREIN
• 2018-09-21 Listed $229,500 AcadianaMLS
• 2006-03-09 Sold (Public Records) $194,000 Public Records
• 2003-07-03 Sold (Public Records) $147,125 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,961 · -7.3% YoY. Source: county tax records.