34141 Myrtle Ct · Slidell, LA 70460

$135,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 92 Days on market

Built 2005 $95/sqft · 35% below area Est $217k · 38% 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 +9.4/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 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 92 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $267 ($3k/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: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($123k) 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.03%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (median comp): $217,262
• List price: $135,000
• Delta: -37.86%
• 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
34076 Tupelo Ln	0.25mi	3/2.0	1,450 (+2%)	1mo	$223,500	$154	84
34092 Longleaf Ln	0.14mi	3/2.0	1,436 (+1%)	15mo	$170,000	$118	79
34019 Longleaf Ln	0.27mi	3/2.0	1,345 (-5%)	13mo	$192,500	$143	68
34056 Stanley St	0.14mi	3/2.0	1,624 (+15%)	1mo	$195,000	$120	68
34159 Tupelo Ln	0.19mi	3/1.0	1,318 (-7%)	11mo	$150,000	$114	66
58423 Holly Dr	0.23mi	3/2.0	1,507 (+6%)	16mo	$210,433	$140	65
58382 Holly Dr	0.15mi	3/2.0	1,542 (+9%)	16mo	$215,000	$139	65
58091 Saint Genevieve Ln	0.36mi	3/2.0	1,253 (-12%)	2mo	$210,000	$168	62
34050 Live Oak Ln	0.27mi	3/1.0	1,297 (-8%)	10mo	$53,000	$41	61
34117 Live Oak Ln	0.18mi	3/2.5	1,570 (+11%)	14mo	$220,000	$140	60
58275 Harbor Rd	0.72mi	3/2.0	1,344 (-5%)	9mo	$157,000	$117	51
103 Coin Du Lestin Dr	0.65mi	3/2.0	1,512 (+7%)	15mo	$230,000	$152	46

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,230
• Equity at exit: $20,129

10-year hold

• IRR: 13.9%
• Equity multiple: 2.31×
• Total profit: $49,399
• 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 →

ZIP-level market 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,939 medium
• 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: −$407
• Net cashflow: $267

Break-even live

Break-even rent $1,601

Max offer price $135,000

Occupancy floor 81%

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34081 Stanley St Slidell, LA	3.0	2.5	1832	$1,950	$1.06	1d	1	0.11mi
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	43d	1	1.24mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	23d	1	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $135,000 Active 92 DOM
2. 2026-06-17
   days on market $135,000 Active 91 DOM
3. 2026-06-16
   days on market $135,000 Active 90 DOM
4. 2026-06-15
   days on market $135,000 Active 89 DOM
5. 2026-06-13
   days on market $135,000 Active 87 DOM
6. 2026-06-10
   days on market $135,000 Active 84 DOM
7. 2026-06-09
   days on market $135,000 Active 83 DOM
8. 2026-06-08
   days on market $135,000 Active 82 DOM
9. 2026-06-07
   days on market $135,000 Active 81 DOM
10. 2026-06-03
    days on market $135,000 Active 77 DOM
11. 2026-06-02
    days on market $135,000 Active 76 DOM
12. 2026-06-01
    days on market $135,000 Active 75 DOM
13. 2026-05-31
    days on market $135,000 Active 74 DOM
14. 2026-03-16
    listed $135,000 Active 491-char remark

    Show marketing remark (491 chars)

    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!

15. 2026-03-16
    listed $135,000 Active 491-char remark

    Show marketing remark (491 chars)

    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!

16. 2010-06-24
    soldstatus $120,000
17. 2009-08-28
    listed $125,000
18. 2009-08-28
    listed $125,000
19. 2009-02-27
    listed $135,000
20. 2009-02-27
    listed $135,000
21. 2008-03-11
    listed $139,900
22. 2008-03-11
    listed $139,900
23. 2006-03-17
    soldstatus $68,000
24. 2004-11-05
    soldstatus $17,500

ⓘ 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: $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: $23,269
• − Mortgage interest: −$7,562
• − Property taxes: −$885
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$3,927
• Taxable income: $1,378
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,878/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): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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 0.62)
• 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%

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

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.