128 Larchwood Dr · Slidell, LA 70461

$240,000

4 bd · 2.5 ba · 2,414 sqft · SingleFamily public records · 56 Days on market

Built 2015 0.25 ac lot $99/sqft · 23% below area Est $312k · 23% under

---

Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This two story 4 Beds/2.5 Baths single-family home offers 2,414 sq ft of well planned living space. The kitchen features wooden cabinetry, granite countertops, appliances, and a pantry for added storage. The main living area includes a fireplace, while LVT flooring runs throughout for durability and easy maintenance. Bedrooms offer functional storage with open cabinetry, and bathrooms are finished with matching wood cabinets, granite tops, tile flooring, and a tub in full baths. Situated on a 0.25-acre lot, the exterior includes a well-maintained front yard and a covered front porch. The wide, fully fenced backyard provides space to relax or play, complete with a wooden slide and trampoline

Key facts

• Tub in full baths
• Tile flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• PANTRY FOR ADDED STORAGE
• LVT FLOORING
• TILE FLOORING
• TUB IN FULL BATHS
• WELL-MAINTAINED FRONT YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.9% in Slidell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% 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 $7k 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 56 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $201k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $311,706
• List price: $240,000
• Delta: -23.00%
• 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
102 Circlewood Ct	0.33mi	4/2.5	2,411 (-0%)	1mo	$265,000	$110	84
245 Cross Gates Blvd	0.15mi	3/2.5 (-1)	2,284 (-5%)	1mo	$345,000	$151	78
105 Honeywood Dr	0.35mi	3/2.5 (-1)	2,275 (-6%)	0mo	$270,000	$119	68
228 Blue Crane 1 Dr	0.12mi	4/2.5	2,747 (+14%)	4mo	$409,500	$149	68
148 Woodruff Dr	0.58mi	4/2.5	2,348 (-3%)	1mo	$386,000	$164	67
511 Cross Gates Blvd	0.45mi	4/2.0	2,281 (-6%)	4mo	$325,000	$142	65
632 Whitney Dr	0.37mi	4/2.5	2,183 (-10%)	5mo	$384,000	$176	63
195 Woodruff Dr	0.31mi	4/3.0	2,721 (+13%)	0mo	$385,000	$141	62
543 Cross Gates Blvd	0.62mi	4/2.0	2,328 (-4%)	3mo	$300,000	$129	60
111 Thatcher Dr	0.72mi	4/2.0	2,353 (-2%)	1mo	$290,000	$123	59
307 N Buckingham Dr	0.68mi	4/2.0	2,260 (-6%)	1mo	$265,000	$117	55
317 Steele Rd	0.63mi	4/2.5	2,739 (+14%)	3mo	$315,000	$115	45

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-11,534
• Equity at exit: $35,785

10-year hold

• IRR: 3.5%
• Equity multiple: 1.24×
• Total profit: $16,218
• Equity at exit: $20,751

Cash invested: $67,200 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $481

Break-even live

Break-even rent $1,972

Max offer price $240,000

Occupancy floor 76%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.44mi
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	44d	1	0.69mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	44d	1	0.99mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	12d	1	0.99mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	24d	1	1.11mi
1305 Spring Ridge Cir Slidell, LA	4.0	3.0	2950	$3,350	$1.14	12d	1	1.18mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	44d	1	1.22mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	44d	1	1.22mi
403 Sandpiper Ct Slidell, LA	4.0	2.0	2060	$2,650	$1.29	3d	1	1.33mi
401 Starling Dr Slidell, LA	4.0	2.5	2816	$2,800	$0.99	20d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $240,000 Active 56 DOM
2. 2026-06-17
   days on market $240,000 Active 55 DOM
3. 2026-06-16
   days on market $240,000 Active 54 DOM
4. 2026-06-15
   days on market $240,000 Active 53 DOM
5. 2026-06-13
   days on market $240,000 Active 51 DOM
6. 2026-06-10
   days on market $240,000 Active 48 DOM
7. 2026-06-09
   days on market $240,000 Active 47 DOM
8. 2026-06-08
   days on market $240,000 Active 46 DOM
9. 2026-06-07
   pricedays on market $240,000 Active 45 DOM
10. 2026-06-03
    pricedays on market $254,500 Active 41 DOM
11. 2026-06-02
    days on market $259,500 Active 40 DOM
12. 2026-06-01
    days on market $259,500 Active 39 DOM
13. 2026-05-31
    days on market $259,500 Active 38 DOM
14. 2026-05-11
    price $269,500 848-char remark
15. 2026-05-11
    price $269,500 848-char remark
16. 2026-04-23
    listed $274,500 Active 848-char remark
17. 2026-04-23
    listed $274,500 Active 848-char remark
18. 2015-05-28
    soldstatus $201,000
19. 2015-05-22
    soldstatus $201,000 Sold
20. 2015-04-07
    listed $198,900
21. 2015-04-07
    listed $198,900
22. 2015-01-14
    soldstatus $120,000
23. 2002-03-25
    soldstatus $133,600
24. 2002-03-21
    soldstatus $133,600
25. 2001-11-06
    listed $132,500
26. 2001-11-06
    listed $132,500

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $30,975
• − Mortgage interest: −$13,444
• − Property taxes: −$2,390
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$6,982
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $5,296/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

+81.1% since first listed

20 events — show timeline

• 2026-06-05 Price Changed $240,000 AcadianaMLS
• 2026-06-05 Price Changed $240,000 GSREIN
• 2026-06-03 Price Changed $254,500 AcadianaMLS
• 2026-06-03 Price Changed $254,500 GSREIN
• 2026-05-28 Price Changed $259,500 AcadianaMLS
• 2026-05-28 Price Changed $259,500 GSREIN
• 2026-05-21 Price Changed $264,500 AcadianaMLS
• 2026-05-21 Price Changed $264,500 GSREIN
• 2026-05-11 Price Changed $269,500 AcadianaMLS
• 2026-05-11 Price Changed $269,500 GSREIN
• 2026-04-23 Listed $274,500 AcadianaMLS
• 2015-05-28 Sold (Public Records) $201,000 Public Records
• 2015-05-22 Sold (MLS) $201,000 GSREIN
• 2015-04-07 Listed $198,900 AcadianaMLS
• 2015-04-07 Listed $198,900 GSREIN
• 2015-01-14 Sold (Public Records) $120,000 Public Records
• 2002-03-25 Sold (Public Records) $133,600 Public Records
• 2002-03-21 Sold (MLS) $133,600 GSREIN
• 2001-11-06 Listed $132,500 AcadianaMLS
• 2001-11-06 Listed $132,500 GSREIN

Property tax history

-0.8%/yr

Latest (2025): $2,390 · -3.9% YoY. Source: county tax records.