453 Hickory Dr · Slidell, LA 70458

$179,900

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 49 Days on market

Built 1970 8,712 sqft lot $119/sqft · 6% below area Est $192k · 6% under

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +10.2/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• 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

If you've been searching for a home that simply feels right the moment you pull up, this one delivers in all the best ways. From the moment you arrive, this home offers a warm and inviting presence, with mature trees providing shade and a welcoming front porch that sets the tone for what's inside. Step through the door into a bright and comfortable living area filled with natural light and complemented by beautiful wood flooring. The space feels open yet cozy, making it ideal for both quiet evenings and gathering with friends. The layout flows easily into a dedicated dining area, creating a natural connection for everyday living and entertaining. The kitchen is thoughtfully arranged with ample cabinet space and functionality, offering everything needed for daily routines while keeping the heart of the home connected. Each bedroom provides a comfortable and versatile space that can adapt to a variety of needs, whether for rest, work, or hobbies. The overall layout is practical and easy to navigate, designed for everyday comfort. Outdoor HVAC unit was just replaced. Out back, you'll find a well-maintained yard that's easy to care for while still offering space to enjoy the outdoors. Whether it's relaxing in the fresh air, gardening, or spending time with pets, the setting is simple and enjoyable without the upkeep of a larger property. A standout feature is the detached shed with electricity already in place, along with its own window unit AC, making it a great option for a workshop, creative space, or additional storage with year-round usability. The covered carport adds convenience for parking and daily access, while the recently replaced fortified roof brings added peace of mind and long-term value. This home offers a comfortable balance of indoor and outdoor living, with practical features and a welcoming atmosphere that make it easy to settle in and enjoy.

Key facts

• Wood flooring
• Well maintained yard
• Bright living area

Tags

• WELCOMING FRONT PORCH
• BRIGHT LIVING AREA
• WOOD FLOORING
• DEDICATED DINING AREA
• AMPLE CABINET SPACE
• WELL MAINTAINED YARD

Property features AI

Finance

• Other: Property is human-modified

Exterior

• Parking: Carport with one parking space
• Utilities: Public water; Public sewer
• Home design: One-story brick home; Shingle roof; Slab foundation
• Construction: Brick construction; Built with shingle roof; Slab foundation
• Exterior features: Shed(s); City lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Excellent overall condition; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.8% below list).
• Recommended offer: $171k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 49 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y 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 $101k; list at $180k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $171,248 (4.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.95% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $191,572
• List price: $179,900
• Delta: -6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Hickory Dr	0.17mi	4/2.0 (+1)	1,595 (+6%)	2mo	$68,500	$43	76
931 Hailey Ave	0.42mi	3/2.0	1,445 (-4%)	2mo	$141,000	$98	71
3858 Eton St	0.33mi	3/2.0	1,367 (-10%)	1mo	$188,000	$138	68
3852 Oxford St	0.31mi	3/2.0	1,658 (+10%)	6mo	$167,000	$101	64
748 Pinetree St	0.69mi	3/2.0	1,532 (+2%)	2mo	$71,600	$47	64
37598 Lopez St	0.60mi	3/2.0	1,580 (+5%)	0mo	$110,000	$70	64
328 Hickory Dr	0.24mi	3/1.0	1,350 (-11%)	4mo	$137,000	$101	63
3844 Riviera Dr	0.59mi	3/1.5	1,466 (-3%)	6mo	$150,000	$102	61
3580 City Dr	0.38mi	3/2.0	1,340 (-11%)	6mo	$138,000	$103	58
127 Whitehall Dr	0.68mi	4/2.0 (+1)	1,475 (-2%)	5mo	$145,000	$98	56
2872 Slidell Ave	0.53mi	3/1.0	1,338 (-11%)	1mo	$139,000	$104	52
837 Pine Tree St	0.58mi	4/2.0 (+1)	1,676 (+11%)	1mo	$159,900	$95	49

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,532
• Equity at exit: $26,824

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,109
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$943
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $287

Break-even live

Break-even rent $1,349

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.19mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.31mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.43mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	0.50mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	0.66mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.67mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	23d	1	0.69mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.72mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	3d	8	0.87mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	2d	46	1.23mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	1.26mi

Listing history 35 events

1. 2026-06-18
   days on market $179,900 Active 49 DOM
2. 2026-06-17
   days on market $179,900 Active 48 DOM
3. 2026-06-16
   days on market $179,900 Active 47 DOM
4. 2026-06-15
   days on market $179,900 Active 46 DOM
5. 2026-06-13
   days on market $179,900 Active 44 DOM
6. 2026-06-10
   days on market $179,900 Active 41 DOM
7. 2026-06-09
   days on market $179,900 Active 40 DOM
8. 2026-06-08
   days on market $179,900 Active 39 DOM
9. 2026-06-07
   days on market $179,900 Active 38 DOM
10. 2026-06-03
    days on market $179,900 Active 34 DOM
11. 2026-06-02
    days on market $179,900 Active 33 DOM
12. 2026-06-01
    days on market $179,900 Active 32 DOM
13. 2026-05-31
    days on market $179,900 Active 31 DOM
14. 2026-04-30
    listed $179,900 Active 1854-char remark

    Show marketing remark (1891 chars)

    If you've been searching for a home that simply feels right the moment you pull up, this one delivers in all the best ways. From the moment you arrive, this home offers a warm and inviting presence, with mature trees providing shade and a welcoming front porch that sets the tone for what's inside. Step through the door into a bright and comfortable living area filled with natural light and complemented by beautiful wood flooring. The space feels open yet cozy, making it ideal for both quiet evenings and gathering with friends. The layout flows easily into a dedicated dining area, creating a natural connection for everyday living and entertaining. The kitchen is thoughtfully arranged with ample cabinet space and functionality, offering everything needed for daily routines while keeping the heart of the home connected. Each bedroom provides a comfortable and versatile space that can adapt to a variety of needs, whether for rest, work, or hobbies. The overall layout is practical and easy to navigate, designed for everyday comfort. Outdoor HVAC unit was just replaced. Out back, you'll find a well-maintained yard that's easy to care for while still offering space to enjoy the outdoors. Whether it's relaxing in the fresh air, gardening, or spending time with pets, the setting is simple and enjoyable without the upkeep of a larger property. A standout feature is the detached shed with electricity already in place, along with its own window unit AC, making it a great option for a workshop, creative space, or additional storage with year-round usability. The covered carport adds convenience for parking and daily access, while the recently replaced fortified roof brings added peace of mind and long-term value. This home offers a comfortable balance of indoor and outdoor living, with practical features and a welcoming atmosphere that make it easy to settle in and enjoy.

15. 2026-04-30
    listed $179,900 Active 1884-char remark

    Show marketing remark (1891 chars)

    If you've been searching for a home that simply feels right the moment you pull up, this one delivers in all the best ways. From the moment you arrive, this home offers a warm and inviting presence, with mature trees providing shade and a welcoming front porch that sets the tone for what's inside. Step through the door into a bright and comfortable living area filled with natural light and complemented by beautiful wood flooring. The space feels open yet cozy, making it ideal for both quiet evenings and gathering with friends. The layout flows easily into a dedicated dining area, creating a natural connection for everyday living and entertaining. The kitchen is thoughtfully arranged with ample cabinet space and functionality, offering everything needed for daily routines while keeping the heart of the home connected. Each bedroom provides a comfortable and versatile space that can adapt to a variety of needs, whether for rest, work, or hobbies. The overall layout is practical and easy to navigate, designed for everyday comfort. Outdoor HVAC unit was just replaced. Out back, you'll find a well-maintained yard that's easy to care for while still offering space to enjoy the outdoors. Whether it's relaxing in the fresh air, gardening, or spending time with pets, the setting is simple and enjoyable without the upkeep of a larger property. A standout feature is the detached shed with electricity already in place, along with its own window unit AC, making it a great option for a workshop, creative space, or additional storage with year-round usability. The covered carport adds convenience for parking and daily access, while the recently replaced fortified roof brings added peace of mind and long-term value. This home offers a comfortable balance of indoor and outdoor living, with practical features and a welcoming atmosphere that make it easy to settle in and enjoy.

16. 2017-01-31
    historical
17. 2016-08-02
    listed $120,000 Active
18. 2016-08-02
    listed $120,000
19. 2016-04-25
    historical
20. 2015-12-04
    listed $120,000 Active
21. 2015-12-03
    listed $120,000
22. 2015-10-13
    historical
23. 2015-08-24
    price $119,500
24. 2015-05-13
    listed $120,000 Active
25. 2015-04-03
    listed $119,500
26. 2014-07-25
    listed $120,000
27. 2014-07-25
    listed $120,000
28. 2010-11-24
    soldstatus $101,000
29. 2010-11-15
    soldstatus $101,000
30. 2010-09-30
    listed $107,000
31. 2010-09-30
    listed $107,000
32. 2003-07-24
    soldstatus $89,900
33. 2003-07-15
    soldstatus $89,900
34. 2003-04-03
    listed $89,900
35. 2003-04-03
    listed $89,900

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$424/yr (+$35/mo · 74.8%)

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

Taxation est. · year 1

• Rental income: $20,550
• − Mortgage interest: −$10,077
• − Property taxes: −$566
• − Insurance: −$900
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,233
• Taxable income: $486
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $3,331/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): 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

+100.1% since first listed

22 events — show timeline

• 2026-04-30 Listed $179,900 GSREIN
• 2026-04-30 Listed $179,900 AcadianaMLS
• 2017-01-31 Listing Removed — GSREIN
• 2016-08-02 Listed $120,000 GSREIN
• 2016-08-02 Listed $120,000 AcadianaMLS
• 2016-04-25 Listing Removed — GSREIN
• 2015-12-04 Listed $120,000 GSREIN
• 2015-12-03 Listed $120,000 AcadianaMLS
• 2015-10-13 Listing Removed — GSREIN
• 2015-08-24 Price Changed $119,500 GSREIN
• 2015-05-13 Listed $120,000 GSREIN
• 2015-04-03 Listed $119,500 AcadianaMLS
• 2014-07-25 Listed $120,000 GSREIN
• 2014-07-25 Listed $120,000 AcadianaMLS
• 2010-11-24 Sold (Public Records) $101,000 Public Records
• 2010-11-15 Sold (MLS) $101,000 GSREIN
• 2010-09-30 Listed $107,000 AcadianaMLS
• 2010-09-30 Listed $107,000 GSREIN
• 2003-07-24 Sold (Public Records) $89,900 Public Records
• 2003-07-15 Sold (MLS) $89,900 GSREIN
• 2003-04-03 Listed $89,900 GSREIN
• 2003-04-03 Listed $89,900 AcadianaMLS

Property tax history

-10.4%/yr

Latest (2025): $566 · -9.5% YoY. Source: county tax records.