459 Magnolia St · Slidell, LA 70460

$105,000

3 bd · 1.5 ba · 1,018 sqft · SingleFamily public records · 33 Days on market

Built 1973 $103/sqft · 26% below area Est $142k · 26% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Calling all investors! Great opportunity to either own an income producing property or a fixer upper in a convenient location in Slidell. Brand new HVAC system! Kitchen features granite counters, stainless appliances and a separate breakfast area. 3 Bedrooms, 1.5 baths + a bonus room that could be a 4th bedroom or flex space. No carpet and an extra large backyard. Easy commute to I-12, I-10, I-59.

Key facts

• Parking
• Built 1973
• Listed 33 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Average condition
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built with rectangular city lot
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 15 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; 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 24y 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.
• Current owner paid $12k; list at $105k implies a 775% gain — meaningful room to come down on a strong offer.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $142,040
• List price: $105,000
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Citrus St	0.68mi	3/1.5	1,066 (+5%)	2mo	$145,500	$136	59
314 5th St	0.39mi	3/2.0	1,161 (+14%)	13mo	$80,000	$69	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: 9.4%
• Equity multiple: 1.38×
• Total profit: $11,203
• Equity at exit: $15,656

10-year hold

• IRR: 20.8%
• Equity multiple: 3.00×
• Total profit: $58,908
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$551
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $377

Break-even live

Break-even rent $904

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $437	-5% $407	+0% $377	+5% $348	+10% $318
Rent	-10% $268	-5% $323	+0% $377	+5% $432	+10% $487
Rate	-1.0pp $430	-0.5pp $404	base $377	+0.5pp $350	+1.0pp $323

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	0.23mi
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	44d	1	0.25mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	0.39mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	3d	1	1.00mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	44d	1	1.00mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.10mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	1.31mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.34mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.37mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.38mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.38mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.40mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.40mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	24d	1	1.44mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	1.48mi

Listing history 40 events

1. 2026-06-03
   status $105,000 Pending 33 DOM

   Show marketing remark (400 chars)

   Calling all investors! Great opportunity to either own an income producing property or a fixer upper in a convenient location in Slidell. Brand new HVAC system! Kitchen features granite counters, stainless appliances and a separate breakfast area. 3 Bedrooms, 1.5 baths + a bonus room that could be a 4th bedroom or flex space. No carpet and an extra large backyard. Easy commute to I-12, I-10, I-59.

2. 2026-06-02
   days on market $105,000 Active 33 DOM
3. 2026-06-01
   days on market $105,000 Active 32 DOM
4. 2026-05-31
   days on market $105,000 Active 31 DOM
5. 2026-04-30
   listed $105,000 Active 400-char remark

   Show marketing remark (400 chars)

   Calling all investors! Great opportunity to either own an income producing property or a fixer upper in a convenient location in Slidell. Brand new HVAC system! Kitchen features granite counters, stainless appliances and a separate breakfast area. 3 Bedrooms, 1.5 baths + a bonus room that could be a 4th bedroom or flex space. No carpet and an extra large backyard. Easy commute to I-12, I-10, I-59.

6. 2026-04-30
   listed $105,000 Active 400-char remark

   Show marketing remark (400 chars)

   Calling all investors! Great opportunity to either own an income producing property or a fixer upper in a convenient location in Slidell. Brand new HVAC system! Kitchen features granite counters, stainless appliances and a separate breakfast area. 3 Bedrooms, 1.5 baths + a bonus room that could be a 4th bedroom or flex space. No carpet and an extra large backyard. Easy commute to I-12, I-10, I-59.

7. 2026-01-14
   listed $105,000 Active
8. 2025-11-24
   soldstatus $12,000
9. 2025-10-06
   price $110,000
10. 2025-10-06
    price $110,000
11. 2025-09-05
    listed $115,000 Active
12. 2021-10-01
    soldstatus $104,500
13. 2021-09-30
    soldstatus $104,500 Closed
14. 2021-07-29
    status Pending
15. 2021-07-21
    status Active
16. 2021-05-10
    status Pending
17. 2021-04-19
    listed $109,000
18. 2021-04-19
    listed $109,000 Active
19. 2021-01-19
    soldstatus $78,000
20. 2021-01-14
    soldstatus $78,000 Closed
21. 2020-12-12
    status Pending
22. 2020-12-05
    status Active
23. 2020-11-23
    status Pending
24. 2020-11-08
    status Active
25. 2020-11-01
    status Pending
26. 2020-10-27
    listed $80,000 Active
27. 2020-10-27
    listed $80,000
28. 2011-03-11
    soldstatus $38,500
29. 2011-01-10
    listed $39,900
30. 2011-01-10
    listed $39,900
31. 2010-08-09
    listed $49,900
32. 2010-08-09
    listed $49,900
33. 2006-08-18
    soldstatus $100,000
34. 2006-08-15
    soldstatus $100,000
35. 2006-05-11
    listed $115,000
36. 2006-05-11
    listed $115,000
37. 2003-06-18
    soldstatus $69,900
38. 2003-06-16
    soldstatus $69,900
39. 2002-11-22
    listed $69,900
40. 2002-11-22
    listed $69,900

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,585
• − Mortgage interest: −$5,882
• − Property taxes: −$1,440
• − Insurance: −$525
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,055
• Taxable income: $3,030
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,802/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

• Census place: Slidell, LA
• 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

+50.2% since first listed

38 events — show timeline

• 2026-06-03 Pending — AcadianaMLS
• 2026-06-03 Pending — GSREIN
• 2026-04-30 Listed $105,000 GSREIN
• 2026-04-30 Listed $105,000 AcadianaMLS
• 2026-01-14 Listed $105,000 AcadianaMLS
• 2025-11-24 Sold (Public Records) $12,000 Public Records
• 2025-10-06 Price Changed $110,000 AcadianaMLS
• 2025-10-06 Price Changed $110,000 GSREIN
• 2025-09-05 Listed $115,000 AcadianaMLS
• 2021-10-01 Sold (Public Records) $104,500 Public Records
• 2021-09-30 Sold (MLS) $104,500 GSREIN
• 2021-07-29 Pending — GSREIN
• 2021-07-21 Relisted — GSREIN
• 2021-05-10 Pending — GSREIN
• 2021-04-19 Listed $109,000 GSREIN
• 2021-04-19 Listed $109,000 AcadianaMLS
• 2021-01-19 Sold (Public Records) $78,000 Public Records
• 2021-01-14 Sold (MLS) $78,000 GSREIN
• 2020-12-12 Pending — GSREIN
• 2020-12-05 Relisted — GSREIN
• 2020-11-23 Pending — GSREIN
• 2020-11-08 Relisted — GSREIN
• 2020-11-01 Pending — GSREIN
• 2020-10-27 Listed $80,000 AcadianaMLS
• 2020-10-27 Listed $80,000 GSREIN
• 2011-03-11 Sold (MLS) $38,500 GSREIN
• 2011-01-10 Listed $39,900 GSREIN
• 2011-01-10 Listed $39,900 AcadianaMLS
• 2010-08-09 Listed $49,900 GSREIN
• 2010-08-09 Listed $49,900 AcadianaMLS
• 2006-08-18 Sold (Public Records) $100,000 Public Records
• 2006-08-15 Sold (MLS) $100,000 GSREIN
• 2006-05-11 Listed $115,000 GSREIN
• 2006-05-11 Listed $115,000 AcadianaMLS
• 2003-06-18 Sold (Public Records) $69,900 Public Records
• 2003-06-16 Sold (MLS) $69,900 GSREIN
• 2002-11-22 Listed $69,900 GSREIN
• 2002-11-22 Listed $69,900 AcadianaMLS

Property tax history

+0.7%/yr

Latest (2025): $1,440 · -6.2% YoY. Source: county tax records.