40145 Taylors Trl #703 · Slidell, LA 70461

$184,900

2 bd · 2.0 ba · 1,340 sqft · Condo public records · 26 Days on market

Built 2005 $300/mo HOA · 16% of rent

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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
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• 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

A rare find in the gated community of Taylor Trace of Slidell, LA offering a great location, walking trail, and pond with a fountain. This 2 bedroom 2 bath condo home features a popular split-bedroom plan, placing the living areas between two spacious bedrooms, each with a walk-in closet and private bath. Key features include ceramic tile in the kitchen, utility, and baths, NEWLY UPDATED FLOORING: Luxury vinyl plank installed in bedrooms and living room. GOURMET KITCHEN: Cherry cabinets, granite countertops, and a central island. APPLIANCES INCLUDED: All built-ins plus refrigerator, clothes dryer. PREMIUM BATHS: One en-suite features a jetted tub and separate shower. CONVENIENCE of secure parking in your private garage. Excellent public schools, shopping, restaurants nearby, easy access to I-10. Per the COA: owner occupants only, no investors. Enjoy convenient living in a well maintained community. Condo fees $300.00 per month cover exterior insurance, roofs ,lawn care, termite contract.

Key facts

• Gated community
• Walking trail
• Cherry cabinets

Tags

• GATED COMMUNITY
• WALKING TRAIL
• POND WITH FOUNTAIN
• CERAMIC TILE
• GOURMET KITCHEN
• CHERRY CABINETS

Property features AI

Finance

• Other: Pets allowed: cats, dogs, others (pet restrictions apply); Total units in community: 60
• HOA & community: Taylor Trail Condo association; Association fee: $300 (includes common areas); Common grounds/area

Exterior

• Parking: Garage with two spaces; Garage door opener; Additional parking available
• Security: Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition; Slab foundation
• Construction: Brick and vinyl siding construction; Asphalt shingle roof
• Exterior features: Fenced; Covered patio/porch; Gated community; Smoke detector(s); Outside city limits (lot setting); Condo

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Luxury vinyl plank floors in living room, bedrooms, and closets (newly installed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Granite counters; Jetted tub; Pantry
• Laundry & utility: In-unit laundry; Washer hookup; Dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-10 ($-117/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (1.0% below list).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

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; 20 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).

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 26 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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

• Watch-outs: flood insurance adds $66/mo.
• 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 $182,126 (1.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-32,772
• Equity at exit: $27,569

10-year hold

• IRR: -13.5%
• Equity multiple: 0.26×
• Total profit: $-38,087
• Equity at exit: $15,987

Cash invested: $51,772 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$970
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-10

Break-even live

Break-even rent $1,842

Max offer price $183,181

Occupancy floor 96%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	43d	1	0.37mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	2d	1	0.37mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	43d	1	0.57mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	43d	1	0.57mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	43d	1	0.62mi
40635 Hayes Rd Slidell, LA	3.0	2.0	1250	$1,800	$1.44	16d	1	0.68mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	23d	1	0.83mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	43d	1	0.83mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	0.91mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	3d	1	1.13mi
108 Village Dr #108 Slidell, LA	3.0	2.0	1090	$1,500	$1.38	43d	1	1.21mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	1.22mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	23d	1	1.27mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	21d	1	1.27mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	10d	1	1.41mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	23d	1	1.41mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	3d	1	1.45mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	11d	1	1.48mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	2d	1	1.48mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	2d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: landscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-07
   statusdays on market $184,900 Pending 26 DOM
2. 2026-06-03
   statusdays on market $184,900 Active 23 DOM
3. 2026-06-02
   days on market $184,900 Active Under Contract 22 DOM

   Show marketing remark (1002 chars)

   A rare find in the gated community of Taylor Trace of Slidell, LA offering a great location, walking trail, and pond with a fountain. This 2 bedroom 2 bath condo home features a popular split-bedroom plan, placing the living areas between two spacious bedrooms, each with a walk-in closet and private bath. Key features include ceramic tile in the kitchen, utility, and baths, NEWLY UPDATED FLOORING: Luxury vinyl plank installed in bedrooms and living room. GOURMET KITCHEN: Cherry cabinets, granite countertops, and a central island. APPLIANCES INCLUDED: All built-ins plus refrigerator, clothes dryer. PREMIUM BATHS: One en-suite features a jetted tub and separate shower. CONVENIENCE of secure parking in your private garage. Excellent public schools, shopping, restaurants nearby, easy access to I-10. Per the COA: owner occupants only, no investors. Enjoy convenient living in a well maintained community. Condo fees $300.00 per month cover exterior insurance, roofs ,lawn care, termite contract.

4. 2026-06-01
   days on market $184,900 Active Under Contract 21 DOM
5. 2026-05-31
   days on market $184,900 Active Under Contract 20 DOM
6. 2026-05-18
   status Pending 1040-char remark

   Show marketing remark (1002 chars)

   A rare find in the gated community of Taylor Trace of Slidell, LA offering a great location, walking trail, and pond with a fountain. This 2 bedroom 2 bath condo home features a popular split-bedroom plan, placing the living areas between two spacious bedrooms, each with a walk-in closet and private bath. Key features include ceramic tile in the kitchen, utility, and baths, NEWLY UPDATED FLOORING: Luxury vinyl plank installed in bedrooms and living room. GOURMET KITCHEN: Cherry cabinets, granite countertops, and a central island. APPLIANCES INCLUDED: All built-ins plus refrigerator, clothes dryer. PREMIUM BATHS: One en-suite features a jetted tub and separate shower. CONVENIENCE of secure parking in your private garage. Excellent public schools, shopping, restaurants nearby, easy access to I-10. Per the COA: owner occupants only, no investors. Enjoy convenient living in a well maintained community. Condo fees $300.00 per month cover exterior insurance, roofs ,lawn care, termite contract.

7. 2026-05-18
   historical Active Under Contract 1043-char remark

   Show marketing remark (1002 chars)

   A rare find in the gated community of Taylor Trace of Slidell, LA offering a great location, walking trail, and pond with a fountain. This 2 bedroom 2 bath condo home features a popular split-bedroom plan, placing the living areas between two spacious bedrooms, each with a walk-in closet and private bath. Key features include ceramic tile in the kitchen, utility, and baths, NEWLY UPDATED FLOORING: Luxury vinyl plank installed in bedrooms and living room. GOURMET KITCHEN: Cherry cabinets, granite countertops, and a central island. APPLIANCES INCLUDED: All built-ins plus refrigerator, clothes dryer. PREMIUM BATHS: One en-suite features a jetted tub and separate shower. CONVENIENCE of secure parking in your private garage. Excellent public schools, shopping, restaurants nearby, easy access to I-10. Per the COA: owner occupants only, no investors. Enjoy convenient living in a well maintained community. Condo fees $300.00 per month cover exterior insurance, roofs ,lawn care, termite contract.

8. 2026-05-11
   listed $184,900 Active 1040-char remark

   Show marketing remark (1002 chars)

   A rare find in the gated community of Taylor Trace of Slidell, LA offering a great location, walking trail, and pond with a fountain. This 2 bedroom 2 bath condo home features a popular split-bedroom plan, placing the living areas between two spacious bedrooms, each with a walk-in closet and private bath. Key features include ceramic tile in the kitchen, utility, and baths, NEWLY UPDATED FLOORING: Luxury vinyl plank installed in bedrooms and living room. GOURMET KITCHEN: Cherry cabinets, granite countertops, and a central island. APPLIANCES INCLUDED: All built-ins plus refrigerator, clothes dryer. PREMIUM BATHS: One en-suite features a jetted tub and separate shower. CONVENIENCE of secure parking in your private garage. Excellent public schools, shopping, restaurants nearby, easy access to I-10. Per the COA: owner occupants only, no investors. Enjoy convenient living in a well maintained community. Condo fees $300.00 per month cover exterior insurance, roofs ,lawn care, termite contract.

9. 2026-05-11
   listed $184,900 Active 1043-char remark

   Show marketing remark (1002 chars)

   A rare find in the gated community of Taylor Trace of Slidell, LA offering a great location, walking trail, and pond with a fountain. This 2 bedroom 2 bath condo home features a popular split-bedroom plan, placing the living areas between two spacious bedrooms, each with a walk-in closet and private bath. Key features include ceramic tile in the kitchen, utility, and baths, NEWLY UPDATED FLOORING: Luxury vinyl plank installed in bedrooms and living room. GOURMET KITCHEN: Cherry cabinets, granite countertops, and a central island. APPLIANCES INCLUDED: All built-ins plus refrigerator, clothes dryer. PREMIUM BATHS: One en-suite features a jetted tub and separate shower. CONVENIENCE of secure parking in your private garage. Excellent public schools, shopping, restaurants nearby, easy access to I-10. Per the COA: owner occupants only, no investors. Enjoy convenient living in a well maintained community. Condo fees $300.00 per month cover exterior insurance, roofs ,lawn care, termite contract.

10. 2005-12-21
    soldstatus $163,590
11. 2005-12-13
    soldstatus $163,590
12. 2005-07-24
    listed $163,590
13. 2005-07-24
    listed $163,590

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$509/yr (+$42/mo · 100.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,960
• − Mortgage interest: −$10,357
• − Property taxes: −$508
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$3,600
• − Depreciation: −$5,379
• Taxable loss: −$3,119
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $632/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

+13.0% since first listed

14 events — show timeline

• 2026-06-10 Sold (MLS) $184,900 AcadianaMLS
• 2026-06-10 Sold (MLS) $184,900 GSREIN
• 2026-06-06 Pending — AcadianaMLS
• 2026-06-06 Pending — GSREIN
• 2026-06-02 Relisted — AcadianaMLS
• 2026-06-02 Relisted — GSREIN
• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Contingent — GSREIN
• 2026-05-11 Listed $184,900 AcadianaMLS
• 2026-05-11 Listed $184,900 GSREIN
• 2005-12-21 Sold (Public Records) $163,590 Public Records
• 2005-12-13 Sold (MLS) $163,590 GSREIN
• 2005-07-24 Listed $163,590 GSREIN
• 2005-07-24 Listed $163,590 AcadianaMLS

Property tax history

-10.7%/yr

Latest (2025): $508 · -3.7% YoY. Source: county tax records.