102 Northwood Dr · Slidell, LA 70458

$145,000

5 bd · 3.0 ba · 1,698 sqft · SingleFamily public records · 9 Days on market

Built 1980 Est $222k · 35% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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 MLS

INVESTOR SPECIAL IN SLIDELL. 5 BEDROOM, 3 BATH HOME LOCATED IN DESIRABLE NORTHSHORE SCHOOL DISTRICT. PROPERTY NEEDS WORK BUT A PROJECT WELL WORTH IT. FLOOD ZONE C. SELLER IS MOTIVATED AND WILL ENTERTAIN ALL OFFERS FOR AN IMMEDIATE SALE.

Key facts

• Parking
• Built 1980
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 11.2% 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 (+1.5%/yr); 489 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 27y 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 $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $222,438
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Northwood Dr	0.10mi	4/2.0 (-1)	1,575 (-7%)	1mo	$190,000	$121	74
120 Pine Cir	0.57mi	4/2.0 (-1)	1,660 (-2%)	3mo	$216,800	$131	58
135 Spruce Cir	0.43mi	4/2.0 (-1)	1,841 (+8%)	17mo	$145,000	$79	43
204 N Jayson Dr	0.27mi	4/2.0 (-1)	1,941 (+14%)	14mo	$335,000	$173	43
124 Kingston Dr	0.63mi	4/2.0 (-1)	1,911 (+12%)	0mo	$255,000	$133	40
609 Haaswood Ln	0.64mi	4/2.0 (-1)	1,875 (+10%)	4mo	$313,000	$167	40
124 Kingston Dr	0.63mi	4/2.0 (-1)	1,911 (+12%)	16mo	$215,000	$113	27

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $11,219
• Equity at exit: $21,620

10-year hold

• IRR: 15.2%
• Equity multiple: 2.14×
• Total profit: $46,371
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$760
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $592

Break-even live

Break-even rent $1,249

Max offer price $145,000

Occupancy floor 65%

Sensitivity live

Price	-10% $674	-5% $633	+0% $592	+5% $551	+10% $510
Rent	-10% $434	-5% $513	+0% $592	+5% $671	+10% $750
Rate	-1.0pp $665	-0.5pp $629	base $592	+0.5pp $555	+1.0pp $517

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	0.38mi
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	12d	1	0.49mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	4d	1	0.58mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	4d	1	0.89mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	0.92mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	0.92mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	4d	1	0.97mi

Listing history 15 events

1. 2026-04-11
   status Pending 236-char remark

   Show marketing remark (236 chars)

   INVESTOR SPECIAL IN SLIDELL. 5 BEDROOM, 3 BATH HOME LOCATED IN DESIRABLE NORTHSHORE SCHOOL DISTRICT. PROPERTY NEEDS WORK BUT A PROJECT WELL WORTH IT. FLOOD ZONE C. SELLER IS MOTIVATED AND WILL ENTERTAIN ALL OFFERS FOR AN IMMEDIATE SALE.

2. 2026-04-11
   status Pending

   Show marketing remark (236 chars)

   INVESTOR SPECIAL IN SLIDELL. 5 BEDROOM, 3 BATH HOME LOCATED IN DESIRABLE NORTHSHORE SCHOOL DISTRICT. PROPERTY NEEDS WORK BUT A PROJECT WELL WORTH IT. FLOOD ZONE C. SELLER IS MOTIVATED AND WILL ENTERTAIN ALL OFFERS FOR AN IMMEDIATE SALE.

3. 2026-03-30
   listed $145,000 Active 236-char remark

   Show marketing remark (236 chars)

   INVESTOR SPECIAL IN SLIDELL. 5 BEDROOM, 3 BATH HOME LOCATED IN DESIRABLE NORTHSHORE SCHOOL DISTRICT. PROPERTY NEEDS WORK BUT A PROJECT WELL WORTH IT. FLOOD ZONE C. SELLER IS MOTIVATED AND WILL ENTERTAIN ALL OFFERS FOR AN IMMEDIATE SALE.

4. 2026-03-30
   listed $145,000 Active

   Show marketing remark (236 chars)

   INVESTOR SPECIAL IN SLIDELL. 5 BEDROOM, 3 BATH HOME LOCATED IN DESIRABLE NORTHSHORE SCHOOL DISTRICT. PROPERTY NEEDS WORK BUT A PROJECT WELL WORTH IT. FLOOD ZONE C. SELLER IS MOTIVATED AND WILL ENTERTAIN ALL OFFERS FOR AN IMMEDIATE SALE.

5. 2009-08-31
   soldstatus $149,000
6. 2009-04-23
   listed $149,900
7. 2009-04-23
   listed $149,900
8. 2008-12-31
   listed $154,900
9. 2008-12-31
   listed $154,900
10. 2008-09-26
    soldstatus $90,666
11. 2008-04-18
    listed $97,200
12. 2008-04-18
    listed $97,200
13. 1999-09-24
    soldstatus $75,500
14. 1999-06-03
    listed $78,900
15. 1999-06-03
    listed $78,900

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $23,980
• − Mortgage interest: −$8,122
• − Property taxes: −$1,987
• − Insurance: −$725
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$4,218
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,886/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): 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

+83.8% since first listed

15 events — show timeline

• 2026-04-11 Pending — AcadianaMLS
• 2026-04-11 Pending — GSREIN
• 2026-03-30 Listed $145,000 GSREIN
• 2026-03-30 Listed $145,000 AcadianaMLS
• 2009-08-31 Sold (Public Records) $149,000 Public Records
• 2009-04-23 Listed $149,900 GSREIN
• 2009-04-23 Listed $149,900 AcadianaMLS
• 2008-12-31 Listed $154,900 GSREIN
• 2008-12-31 Listed $154,900 AcadianaMLS
• 2008-09-26 Sold (MLS) $90,666 GSREIN
• 2008-04-18 Listed $97,200 GSREIN
• 2008-04-18 Listed $97,200 AcadianaMLS
• 1999-09-24 Sold (MLS) $75,500 GSREIN
• 1999-06-03 Listed $78,900 GSREIN
• 1999-06-03 Listed $78,900 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $1,987 · -3.9% YoY. Source: county tax records.