303 Clearwood Dr · Slidell, LA 70458

$198,000

3 bd · 2.0 ba · 1,769 sqft · SingleFamily public records · 362 Days on market

Built 1975 $112/sqft · 24% below area Est $244k · 19% under ↓ 12% since listing

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• 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

VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

Key facts

• Galley kitchen
• Lovely backyard
• Long driveway

Tags

• COZY FIREPLACE
• SPACIOUS LIVING ROOM
• LOVELY BACKYARD
• GALLEY KITCHEN
• LONG DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/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 $196k (1.1% below list).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+1.5%/yr); 489 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 32% of the median local income ($73k/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 362 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $244,318
• List price: $198,000
• Delta: -18.96%
• 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
250 Whisperwood Blvd	0.18mi	3/2.0	1,835 (+4%)	2mo	$217,500	$119	83
555 Lenwood Dr	0.20mi	3/2.0	1,661 (-6%)	4mo	$200,000	$120	77
120 Pine Cir	0.25mi	4/2.0 (+1)	1,660 (-6%)	3mo	$216,800	$131	71
609 Haaswood Ln	0.33mi	4/2.0 (+1)	1,875 (+6%)	4mo	$313,000	$167	66
102 Eddie Dr	0.66mi	3/2.0	1,736 (-2%)	1mo	$265,000	$153	66
119 Northwood Dr	0.24mi	4/2.0 (+1)	1,575 (-11%)	1mo	$190,000	$121	65
344 Huntington Dr	0.44mi	3/2.0	1,603 (-9%)	3mo	$200,000	$125	61
612 High Ridge Loop	0.55mi	3/2.0	1,887 (+7%)	3mo	$320,000	$170	61
338 Country Club Blvd	0.63mi	3/2.0	1,851 (+5%)	3mo	$244,000	$132	60
101 S Queens Dr	0.54mi	4/2.0 (+1)	1,664 (-6%)	6mo	$170,000	$102	55
208 N Queens Dr	0.73mi	3/2.0	1,570 (-11%)	2mo	$199,900	$127	46
151 Defiance Dr	0.53mi	4/2.0 (+1)	1,539 (-13%)	7mo	$230,000	$149	43

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-12,409
• Equity at exit: $29,522

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $6,317
• Equity at exit: $17,119

Cash invested: $55,440 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $357

Break-even live

Break-even rent $1,506

Max offer price $198,000

Occupancy floor 77%

Sensitivity live

Price	-10% $469	-5% $413	+0% $357	+5% $301	+10% $245
Rent	-10% $202	-5% $279	+0% $357	+5% $434	+10% $511
Rate	-1.0pp $457	-0.5pp $407	base $357	+0.5pp $305	+1.0pp $253

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	0.09mi
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	12d	1	0.22mi
111 Heather Dr Slidell, LA	3.0	2.0	2112	$1,750	$0.83	44d	1	0.28mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	44d	1	0.31mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	44d	1	0.38mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	4d	1	0.38mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	44d	1	0.38mi
407 E Redbud Dr Slidell, LA	4.0	2.5	2400	$2,500	$1.04	44d	1	0.47mi
102 N Dabney Dr Slidell, LA	3.0	2.0	2432	$2,800	$1.15	16d	1	0.48mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	44d	1	0.57mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	4d	1	0.65mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	4d	1	0.85mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.85mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	0.85mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	44d	1	0.93mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	44d	1	0.98mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	1.06mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	1.06mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	44d	1	1.42mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	22d	1	1.42mi

Listing history 15 events

1. 2026-06-02
   days on market $198,000 Active 362 DOM
2. 2026-06-01
   days on market $198,000 Active 361 DOM
3. 2026-05-31
   days on market $198,000 Active 360 DOM
4. 2026-03-01
   price $198,000 248-char remark

   Show marketing remark (250 chars)

   VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

5. 2026-03-01
   price $198,000 250-char remark

   Show marketing remark (250 chars)

   VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

6. 2025-11-29
   price $205,000 248-char remark

   Show marketing remark (250 chars)

   VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

7. 2025-11-29
   price $205,000 250-char remark

   Show marketing remark (250 chars)

   VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

8. 2025-10-23
   price $214,000 248-char remark

   Show marketing remark (250 chars)

   VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

9. 2025-10-23
   price $214,000 250-char remark

   Show marketing remark (250 chars)

   VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

10. 2025-08-05
    price $219,000 248-char remark

    Show marketing remark (250 chars)

    VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

11. 2025-08-05
    price $219,000 250-char remark

    Show marketing remark (250 chars)

    VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

12. 2025-07-16
    status Active 250-char remark

    Show marketing remark (250 chars)

    VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

13. 2025-06-30
    historical Active Under Contract 250-char remark

    Show marketing remark (250 chars)

    VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

14. 2025-06-02
    listed $226,000 Active 248-char remark

    Show marketing remark (250 chars)

    VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

15. 2025-06-02
    listed $226,000 Active 250-char remark

    Show marketing remark (250 chars)

    VA & FHA welcomed akso first time home buyers. "Welcome home! This charming ranch with a cozy fireplace, a spacious living room, and a lovely backyard. Enjoy the nice galley kitchen, long driveway, and double car garage. A must--see!"

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$262/yr (+$22/mo · 31.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $23,492
• − Mortgage interest: −$11,091
• − Property taxes: −$827
• − Insurance: −$990
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$5,760
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $4,026/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): 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

-12.4% since first listed

12 events — show timeline

• 2026-03-01 Price Changed $198,000 AcadianaMLS
• 2026-03-01 Price Changed $198,000 GSREIN
• 2025-11-29 Price Changed $205,000 AcadianaMLS
• 2025-11-29 Price Changed $205,000 GSREIN
• 2025-10-23 Price Changed $214,000 AcadianaMLS
• 2025-10-23 Price Changed $214,000 GSREIN
• 2025-08-05 Price Changed $219,000 AcadianaMLS
• 2025-08-05 Price Changed $219,000 GSREIN
• 2025-07-16 Relisted — GSREIN
• 2025-06-30 Contingent — GSREIN
• 2025-06-02 Listed $226,000 GSREIN
• 2025-06-02 Listed $226,000 AcadianaMLS

Property tax history

-7.4%/yr

Latest (2025): $827 · -3.8% YoY. Source: county tax records.