106 Palm Springs Dr · Slidell, LA 70458

$165,000

3 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 35 Days on market

Built 1992 $100/sqft · 10% below area Est $184k · 10% 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 +24.1/30.0
• ARV discount +12.1/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• 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

This 3BR/2BA home is located at dead end and on an oversized lot. Lots of updates. SS appliances in kitchen that includes a 3yo gas stove and microwave. Cabinets replaced in 2017. New Fortified roof replaced in May 2025. All bedrooms have laminate wood floors that are 3yo.Stand up shower in primary bath. Attic fan works and is ideal to keep electric bill lower. Gas for heat, stove and water heater. Patio is concrete and pergola andt great for outdoor entertaining and BBQ's. Garage/shed has man cave and for someone that has lots of tools and loves to do projects. Owner is motivated and ready to sell.

Key facts

• Laminate wood floors
• Ss appliances
• Gas stove

Tags

• OVERSIZED LOT
• SS APPLIANCES
• GAS STOVE
• NEW FORTIFIED ROOF
• LAMINATE WOOD FLOORS
• STAND UP SHOWER

Property features AI

Exterior

• Parking: Driveway; Boat parking; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation; Very good condition
• Construction: Built with brick
• Exterior features: Patio; Concrete patio; Shed(s); Corner lot; Outside city limits; Oversized lot; Lot dimensions approximately 60 x 180

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air; Attic fan
• Interior features: Ceiling fan(s); Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Zoned schools: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 66% FRL vs 40% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-21 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 9 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).

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 35 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 11 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 $134k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (median comp): $183,613
• List price: $165,000
• Delta: -10.14%
• 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
140 Greencrest Dr	0.17mi	3/2.0	1,480 (-10%)	1mo	$176,000	$119	74
3738 Arrowhead Dr	0.30mi	3/2.0	1,580 (-4%)	11mo	$168,000	$106	71
3852 Oxford St	0.67mi	3/2.0	1,658 (+1%)	6mo	$167,000	$101	62
3844 Riviera Dr	0.29mi	3/1.5	1,466 (-11%)	6mo	$150,000	$102	62
3638 Meadowdale Dr	0.35mi	3/1.5	1,815 (+10%)	3mo	$176,800	$97	62
127 Whitehall Dr	0.32mi	4/2.0 (+1)	1,475 (-10%)	5mo	$145,000	$98	59
365 Hickory Dr	0.73mi	4/2.0 (+1)	1,595 (-3%)	2mo	$68,500	$43	54
365 Dorset Dr	0.59mi	3/2.0	1,774 (+8%)	6mo	$207,500	$117	54
176 Southpark Dr	0.45mi	3/2.0	1,442 (-12%)	8mo	$170,000	$118	52
156 Southpark Dr	0.44mi	4/2.0 (+1)	1,849 (+12%)	6mo	$195,500	$106	49
3109 Bayou View Pl	0.56mi	3/2.0	1,450 (-12%)	7mo	$240,000	$166	48
179 Lizana St	0.60mi	3/2.0	1,434 (-13%)	10mo	$41,000	$29	42

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,670
• Equity at exit: $24,602

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $8,546
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $325

Break-even live

Break-even rent $1,322

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.50mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	3d	8	0.59mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.66mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	44d	1	0.81mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	0.84mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	1.09mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	1.11mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	24d	1	1.13mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	1.31mi

Listing history 35 events

1. 2026-06-18
   days on market $165,000 Active 35 DOM
2. 2026-06-17
   days on market $165,000 Active 34 DOM
3. 2026-06-16
   days on market $165,000 Active 33 DOM
4. 2026-06-15
   days on market $165,000 Active 32 DOM
5. 2026-06-13
   days on market $165,000 Active 30 DOM
6. 2026-06-10
   days on market $165,000 Active 27 DOM
7. 2026-06-09
   days on market $165,000 Active 26 DOM
8. 2026-06-08
   days on market $165,000 Active 25 DOM
9. 2026-06-07
   days on market $165,000 Active 24 DOM
10. 2026-06-03
    days on market $165,000 Active 20 DOM
11. 2026-06-02
    days on market $165,000 Active 19 DOM
12. 2026-06-01
    days on market $165,000 Active 18 DOM
13. 2026-05-31
    days on market $165,000 Active 17 DOM
14. 2026-05-13
    listed $165,000 Active 606-char remark

    Show marketing remark (606 chars)

    This 3BR/2BA home is located at dead end and on an oversized lot. Lots of updates. SS appliances in kitchen that includes a 3yo gas stove and microwave. Cabinets replaced in 2017. New Fortified roof replaced in May 2025. All bedrooms have laminate wood floors that are 3yo.Stand up shower in primary bath. Attic fan works and is ideal to keep electric bill lower. Gas for heat, stove and water heater. Patio is concrete and pergola andt great for outdoor entertaining and BBQ's. Garage/shed has man cave and for someone that has lots of tools and loves to do projects. Owner is motivated and ready to sell.

15. 2026-05-13
    listed $165,000 Active 608-char remark

    Show marketing remark (606 chars)

    This 3BR/2BA home is located at dead end and on an oversized lot. Lots of updates. SS appliances in kitchen that includes a 3yo gas stove and microwave. Cabinets replaced in 2017. New Fortified roof replaced in May 2025. All bedrooms have laminate wood floors that are 3yo.Stand up shower in primary bath. Attic fan works and is ideal to keep electric bill lower. Gas for heat, stove and water heater. Patio is concrete and pergola andt great for outdoor entertaining and BBQ's. Garage/shed has man cave and for someone that has lots of tools and loves to do projects. Owner is motivated and ready to sell.

16. 2026-05-02
    price $165,000
17. 2026-05-02
    price $165,000
18. 2026-03-04
    price $185,000
19. 2026-03-04
    price $185,000
20. 2025-11-04
    listed $189,000 Active
21. 2007-06-21
    soldstatus $133,500
22. 2007-06-18
    soldstatus $133,500
23. 2007-04-12
    listed $142,500
24. 2007-04-12
    listed $142,500
25. 2006-09-28
    soldstatus $35,000
26. 2006-09-25
    soldstatus $35,000
27. 2006-08-26
    listed $40,000
28. 2006-08-26
    listed $40,000
29. 2003-11-04
    soldstatus $82,000
30. 2003-10-31
    soldstatus $82,000
31. 2003-08-08
    listed $89,900
32. 2003-08-08
    listed $89,900
33. 2000-10-09
    soldstatus $75,000
34. 2000-07-19
    listed $79,900
35. 2000-07-19
    listed $79,900

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/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: $20,811
• − Mortgage interest: −$9,243
• − Property taxes: −$1,326
• − Insurance: −$825
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,800
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $3,597/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

+106.5% since first listed

22 events — show timeline

• 2026-05-13 Listed $165,000 GSREIN
• 2026-05-13 Listed $165,000 AcadianaMLS
• 2026-05-02 Price Changed $165,000 AcadianaMLS
• 2026-05-02 Price Changed $165,000 GSREIN
• 2026-03-04 Price Changed $185,000 AcadianaMLS
• 2026-03-04 Price Changed $185,000 GSREIN
• 2025-11-04 Listed $189,000 AcadianaMLS
• 2007-06-21 Sold (Public Records) $133,500 Public Records
• 2007-06-18 Sold (MLS) $133,500 GSREIN
• 2007-04-12 Listed $142,500 GSREIN
• 2007-04-12 Listed $142,500 AcadianaMLS
• 2006-09-28 Sold (Public Records) $35,000 Public Records
• 2006-09-25 Sold (MLS) $35,000 GSREIN
• 2006-08-26 Listed $40,000 AcadianaMLS
• 2006-08-26 Listed $40,000 GSREIN
• 2003-11-04 Sold (Public Records) $82,000 Public Records
• 2003-10-31 Sold (MLS) $82,000 GSREIN
• 2003-08-08 Listed $89,900 AcadianaMLS
• 2003-08-08 Listed $89,900 GSREIN
• 2000-10-09 Sold (MLS) $75,000 GSREIN
• 2000-07-19 Listed $79,900 GSREIN
• 2000-07-19 Listed $79,900 AcadianaMLS

Property tax history

-6.1%/yr

Latest (2025): $1,326 · -7.7% YoY. Source: county tax records.