2513 Oriole St · Slidell, LA 70460

$199,900

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 26 Days on market

Built 1984 7,400 sqft lot Est $174k · 15% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, well-maintained, and fully move-in ready! This cozy 3 bed/2 bath home offers peace of mind with a brand-new roof (2023), new interior and exterior AC units (2023), and is located in a NO flood zone. Inside, you'll find a bright and welcoming layout featuring vaulted ceilings and a wood-burning fireplace in the living room, along with a brand-new stainless steel refrigerator and dishwasher included with the home. Step outside to your own private retreat featuring a spacious covered and enclosed patio and a large backyard with plenty of green space for outdoor activities. Located in a quiet, established neighborhood, this home is a fantastic opportunity for anyone looking for comfort, convenience, and long-term value. With the major updates already taken care of, all that's left to do is move in and enjoy!

Key facts

• Green space
• Large backyard
• Brand-new roof

Tags

• BRAND-NEW ROOF
• NEW INTERIOR AC UNITS
• NEW EXTERIOR AC UNITS
• SPACIOUS COVERED PATIO
• LARGE BACKYARD
• GREEN SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Single-story; Very good condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on a 50x135 rectangular lot; Located outside city limits
• Exterior features: Enclosed porch; Covered screened porch; Fence; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Has cooling
• Interior features: Tray ceilings; Ceiling fans; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $175k (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Henry Mayfield Elementary School (math 35% / reading 45%, grade F, #221 of 646 statewide, top 34%, 832 students, 60% 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 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $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 ($197k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y 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 $136k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,242 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $174,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2502 Mallard St	0.06mi	3/2.0	1,291 (+5%)	3mo	$172,000	$133	86
2523 Bluebird St	0.26mi	3/2.0	1,222 (-0%)	2mo	$155,000	$127	85
2406 Bluebird St	0.33mi	3/2.0	1,218 (-1%)	0mo	$175,000	$144	83
2514 Robin St	0.16mi	3/2.0	1,334 (+9%)	2mo	$190,000	$142	76
2218 Teal St	0.37mi	3/2.0	1,262 (+3%)	3mo	$142,000	$113	76
2402 Mallard St	0.18mi	3/2.0	1,361 (+11%)	3mo	$125,000	$92	71
2517 Pelican St	0.19mi	3/2.0	1,367 (+11%)	1mo	$240,000	$176	71
2116 Jay St	0.50mi	3/2.0	1,170 (-5%)	3mo	$202,500	$173	66
2110 Mallard St	0.52mi	2/2.0 (-1)	1,266 (+3%)	1mo	$125,000	$99	65
2515 Pelican St	0.19mi	3/2.0	1,405 (+14%)	3mo	$235,000	$167	65
2120 Oriole St	0.47mi	2/1.0 (-1)	1,164 (-5%)	2mo	$153,000	$131	58
2022 Mallard St	0.62mi	3/1.0	1,148 (-6%)	2mo	$165,000	$144	55

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-16,120
• Equity at exit: $29,806

10-year hold

• IRR: 5.0%
• Equity multiple: 1.41×
• Total profit: $22,901
• Equity at exit: $17,284

Cash invested: $55,972 (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: 246
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $174

Break-even live

Break-even rent $1,532

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $287	-5% $230	+0% $174	+5% $117	+10% $61
Rent	-10% $35	-5% $105	+0% $174	+5% $243	+10% $312
Rate	-1.0pp $274	-0.5pp $225	base $174	+0.5pp $122	+1.0pp $69

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.23mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	25d	1	0.28mi
2519 Crane St Slidell, LA	3.0	2.0	1160	$1,600	$1.38	25d	1	0.29mi

Listing history 36 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   days on market $199,900 Active 26 DOM
3. 2026-06-18
   days on market $199,900 Active 23 DOM
4. 2026-06-17
   days on market $199,900 Active 22 DOM
5. 2026-06-16
   days on market $199,900 Active 21 DOM
6. 2026-06-15
   days on market $199,900 Active 20 DOM
7. 2026-06-13
   days on market $199,900 Active 18 DOM
8. 2026-06-10
   days on market $199,900 Active 15 DOM
9. 2026-06-09
   days on market $199,900 Active 14 DOM
10. 2026-06-08
    pricedays on market $199,900 Active 13 DOM
11. 2026-06-07
    days on market $202,300 Active 12 DOM
12. 2026-06-03
    days on market $202,300 Active 8 DOM
13. 2026-06-02
    days on market $202,300 Active 7 DOM
14. 2026-06-01
    days on market $202,300 Active 6 DOM
15. 2026-05-31
    days on market $202,300 Active 5 DOM
16. 2026-05-26
    listed $202,300 Active

    Show marketing remark (825 chars)

    Charming, well-maintained, and fully move-in ready! This cozy 3 bed/2 bath home offers peace of mind with a brand-new roof (2023), new interior and exterior AC units (2023), and is located in a NO flood zone. Inside, you'll find a bright and welcoming layout featuring vaulted ceilings and a wood-burning fireplace in the living room, along with a brand-new stainless steel refrigerator and dishwasher included with the home. Step outside to your own private retreat featuring a spacious covered and enclosed patio and a large backyard with plenty of green space for outdoor activities. Located in a quiet, established neighborhood, this home is a fantastic opportunity for anyone looking for comfort, convenience, and long-term value. With the major updates already taken care of, all that's left to do is move in and enjoy!

17. 2026-05-26
    listed $202,300 Active 825-char remark

    Show marketing remark (825 chars)

    Charming, well-maintained, and fully move-in ready! This cozy 3 bed/2 bath home offers peace of mind with a brand-new roof (2023), new interior and exterior AC units (2023), and is located in a NO flood zone. Inside, you'll find a bright and welcoming layout featuring vaulted ceilings and a wood-burning fireplace in the living room, along with a brand-new stainless steel refrigerator and dishwasher included with the home. Step outside to your own private retreat featuring a spacious covered and enclosed patio and a large backyard with plenty of green space for outdoor activities. Located in a quiet, established neighborhood, this home is a fantastic opportunity for anyone looking for comfort, convenience, and long-term value. With the major updates already taken care of, all that's left to do is move in and enjoy!

18. 2023-02-02
    price $175,000
19. 2022-07-20
    listed $175,000
20. 2019-04-02
    soldstatus $136,000
21. 2019-03-28
    soldstatus $136,000 Closed
22. 2019-02-20
    status Pending
23. 2019-02-16
    status Active
24. 2019-02-13
    status Pending
25. 2019-01-24
    listed $135,000 Active
26. 2019-01-24
    listed $135,000
27. 2004-07-30
    soldstatus $90,000
28. 2004-07-02
    listed $85,500
29. 2004-07-02
    listed $85,500
30. 2004-03-12
    soldstatus $65,000
31. 2003-10-23
    listed $68,000
32. 2003-10-23
    listed $68,000
33. 2003-10-08
    soldstatus $74,381
34. 2000-12-27
    soldstatus $78,500
35. 2000-11-18
    listed $79,000
36. 2000-11-18
    listed $79,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$151/yr (+$13/mo · 16.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $21,029
• − Mortgage interest: −$11,198
• − Property taxes: −$948
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$5,815
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $2,397/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

+156.1% since first listed

21 events — show timeline

• 2026-05-26 Listed $202,300 AcadianaMLS
• 2026-05-26 Listed $202,300 GSREIN
• 2023-02-02 Price Changed $175,000 GSREIN
• 2022-07-20 Listed $175,000 AcadianaMLS
• 2019-04-02 Sold (Public Records) $136,000 Public Records
• 2019-03-28 Sold (MLS) $136,000 GSREIN
• 2019-02-20 Pending — GSREIN
• 2019-02-16 Relisted — GSREIN
• 2019-02-13 Pending — GSREIN
• 2019-01-24 Listed $135,000 AcadianaMLS
• 2019-01-24 Listed $135,000 GSREIN
• 2004-07-30 Sold (MLS) $90,000 GSREIN
• 2004-07-02 Listed $85,500 GSREIN
• 2004-07-02 Listed $85,500 AcadianaMLS
• 2004-03-12 Sold (MLS) $65,000 GSREIN
• 2003-10-23 Listed $68,000 AcadianaMLS
• 2003-10-23 Listed $68,000 GSREIN
• 2003-10-08 Sold (Public Records) $74,381 Public Records
• 2000-12-27 Sold (MLS) $78,500 GSREIN
• 2000-11-18 Listed $79,000 GSREIN
• 2000-11-18 Listed $79,000 AcadianaMLS

Property tax history

-4.6%/yr

Latest (2025): $948 · -3.8% YoY. Source: county tax records.