34141 Myrtle Ct · Slidell, LA 70460

$135,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 143 Days on market

Built 2005 Fair condition $95/sqft · 34% below area Est $215k · 37% 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 +8.7/10.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute property with great investment potential! With a little TLC and some sprucing up, this home could be a great opportunity for investors or buyers looking to add their personal touch. The home features 3 bedrooms and 2 bathrooms, including a spacious primary suite with his-and-hers closets, a relaxing garden tub, and a separate free-standing shower. The property also offers a decent-sized backyard with room to enjoy the outdoors. A solid opportunity to add value and make it your own!

Key facts

• Parking
• Built 2005
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 6.0% 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.
• Zoned schools: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 61% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 276 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 30d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 36% of the median local income ($63k/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 $933 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 + 5.9% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $215,060
• List price: $135,000
• Delta: -37.23%
• 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
34152 Reilly Rd	0.25mi	3/2.0	1,390 (-2%)	1mo	$175,000	$126	84
58400 Holly Dr	0.14mi	2/1.0 (-1)	1,430 (+1%)	0mo	$182,500	$128	82
34076 Tupelo Ln	0.25mi	3/2.0	1,450 (+2%)	2mo	$223,500	$154	82
34092 Longleaf Ln	0.14mi	3/2.0	1,436 (+1%)	16mo	$170,000	$118	78
34019 Longleaf Ln	0.27mi	3/2.0	1,345 (-5%)	14mo	$192,500	$143	67
34056 Stanley St	0.14mi	3/2.0	1,624 (+15%)	3mo	$195,000	$120	67
34159 Tupelo Ln	0.19mi	3/1.0	1,318 (-7%)	13mo	$150,000	$114	65
58091 Saint Genevieve Ln	0.36mi	3/2.0	1,253 (-12%)	4mo	$210,000	$168	61
34050 Live Oak Ln	0.27mi	3/1.0	1,297 (-8%)	12mo	$53,000	$41	60
34117 Live Oak Ln	0.18mi	3/2.5	1,570 (+11%)	16mo	$220,000	$140	58
58275 Harbor Rd	0.72mi	3/2.0	1,344 (-5%)	10mo	$157,000	$117	49
58420 Lynn Rd	0.74mi	3/1.0	1,278 (-10%)	0mo	$130,000	$102	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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,303
• Equity at exit: $20,129

10-year hold

• IRR: 11.2%
• Equity multiple: 2.03×
• Total profit: $38,826
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 6 under contract
• Months of supply: 1.7 mo (58%/mo absorbed)
• Median asking: $200,000 ($125/sqft)
• Median days on market: 70 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +21.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70460

• Rents YoY: 5.9%
• Active inventory: 276
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$708
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $200

Break-even live

Break-even rent $1,601

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $277	-5% $238	+0% $200	+5% $162	+10% $124
Rent	-10% $54	-5% $127	+0% $200	+5% $274	+10% $347
Rate	-1.0pp $268	-0.5pp $235	base $200	+0.5pp $165	+1.0pp $130

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34081 Stanley St Slidell, LA	3.0	2.5	1832	$1,850	$1.01	30d	1	0.11mi
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	93d	1	1.24mi
2316 Robin St Slidell, LA	4.0	2.0	1750	$1,700	$0.97	20d	1	1.35mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	72d	1	1.44mi
35240 Bayou Liberty Rd Unit 775G Slidell, LA	2.0	2.5	1380	$1,350	$0.98	20d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $135,000 Active 143 DOM
2. 2026-08-07
   days on market $135,000 Active 142 DOM
3. 2026-08-06
   days on market $135,000 Active 141 DOM
4. 2026-08-05
   days on market $135,000 Active 140 DOM
5. 2026-08-04
   days on market $135,000 Active 139 DOM
6. 2026-08-03
   days on market $135,000 Active 138 DOM
7. 2026-07-31
   days on market $135,000 Active 135 DOM
8. 2026-07-30
   days on market $135,000 Active 133 DOM
9. 2026-07-28
   days on market $135,000 Active 132 DOM
10. 2026-07-26
    days on market $135,000 Active 130 DOM
11. 2026-07-24
    days on market $135,000 Active 128 DOM
12. 2026-07-23
    days on market $135,000 Active 127 DOM
13. 2026-07-22
    days on market $135,000 Active 126 DOM
14. 2026-07-21
    days on market $135,000 Active 125 DOM
15. 2026-07-20
    days on market $135,000 Active 124 DOM
16. 2026-07-18
    days on market $135,000 Active 122 DOM
17. 2026-07-18
    days on market $135,000 Active 121 DOM
18. 2026-07-16
    days on market $135,000 Active 120 DOM
19. 2026-07-15
    days on market $135,000 Active 119 DOM
20. 2026-07-14
    days on market $135,000 Active 118 DOM
21. 2026-07-13
    days on market $135,000 Active 117 DOM
22. 2026-07-13
    days on market $135,000 Active 116 DOM
23. 2026-07-11
    days on market $135,000 Active 115 DOM
24. 2026-07-10
    days on market $135,000 Active 114 DOM
25. 2026-07-09
    days on market $135,000 Active 113 DOM
26. 2026-07-07
    days on market $135,000 Active 111 DOM
27. 2026-07-06
    days on market $135,000 Active 110 DOM
28. 2026-07-05
    days on market $135,000 Active 109 DOM
29. 2026-07-03
    days on market $135,000 Active 107 DOM
30. 2026-07-02
    days on market $135,000 Active 106 DOM
31. 2026-07-01
    days on market $135,000 Active 105 DOM
32. 2026-06-30
    days on market $135,000 Active 104 DOM
33. 2026-06-29
    days on market $135,000 Active 103 DOM
34. 2026-06-28
    days on market $135,000 Active 102 DOM
35. 2026-06-27
    days on market $135,000 Active 101 DOM
36. 2026-06-27
    days on market $135,000 Active 100 DOM
37. 2026-06-25
    days on market $135,000 Active 98 DOM
38. 2026-06-22
    days on market $135,000 Active 96 DOM
39. 2026-06-21
    days on market $135,000 Active 95 DOM
40. 2026-06-18
    days on market $135,000 Active 92 DOM
41. 2026-06-17
    days on market $135,000 Active 91 DOM
42. 2026-06-16
    days on market $135,000 Active 90 DOM
43. 2026-06-15
    days on market $135,000 Active 89 DOM
44. 2026-06-13
    days on market $135,000 Active 87 DOM
45. 2026-06-10
    days on market $135,000 Active 84 DOM
46. 2026-06-09
    days on market $135,000 Active 83 DOM
47. 2026-06-08
    days on market $135,000 Active 82 DOM
48. 2026-06-07
    days on market $135,000 Active 81 DOM
49. 2026-06-03
    days on market $135,000 Active 77 DOM
50. 2026-06-02
    days on market $135,000 Active 76 DOM

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $22,249
• − Mortgage interest: −$7,562
• − Property taxes: −$885
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$3,927
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,278/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $35,400–$63,720 screening

This home requires significant repairs and maintenance to improve its condition and increase its resale value. The roof, exterior siding, and flooring are in poor condition, and the home's overall appearance is not up to par. However, with the right repairs and updates, this home has great investment potential and could be a great opportunity for investors or buyers looking to add their personal touch.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $500–$2,000 screening

• Minor Shower curtain rod (exterior) — broken shower curtain rod

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration, and the landscaping appears overgrown and unkempt.
• Major flooring — The flooring in the kitchen and bathrooms appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale repair and replace roof — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale repair and replace exterior siding — A new exterior siding will improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale repair and replace flooring — A new flooring will improve the home's condition and make it more attractive to potential buyers. ↑
• Resale paint interior walls — Painting the interior walls will improve the home's condition and make it more attractive to potential buyers. ↑
• Resale landscape and maintain yard — A well-maintained yard will improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Bayou Woods Elementary School D LA #129/646 Nat'l #12,785/41,679 Middle Slidell Junior High School F LA #84/218 Nat'l #7,206/14,009 High Slidell High School F LA #93/265 Nat'l #8,937/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 people
• City population: 95,511
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

+671.4% since first listed

11 events — show timeline

• 2026-03-16 Listed $135,000 GSREIN
• 2026-03-16 Listed $135,000 AcadianaMLS
• 2010-06-24 Sold (MLS) $120,000 GSREIN
• 2009-08-28 Listed $125,000 GSREIN
• 2009-08-28 Listed $125,000 AcadianaMLS
• 2009-02-27 Listed $135,000 GSREIN
• 2009-02-27 Listed $135,000 AcadianaMLS
• 2008-03-11 Listed $139,900 GSREIN
• 2008-03-11 Listed $139,900 AcadianaMLS
• 2006-03-17 Sold (Public Records) $68,000 Public Records
• 2004-11-05 Sold (Public Records) $17,500 Public Records

Property tax history

-5.2%/yr

Latest (2025): $885 · -3.8% YoY. Source: county tax records.