61254 Slidell Ave · Slidell, LA 70460

$90,000

3 bd · 2.0 ba · 1,082 sqft · Land public records · 189 Days on market

Built 1992 $83/sqft · 43% above area Est $63k · 43% over

---

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

Listing remarks MLS

Beautiful interior renovations. This property offers substantial updates already in place and is ready for completion. Interior improvements include newly textured and painted walls, fully renovated bathrooms, new flooring throughout, and updated light fixtures. The exterior features fresh paint and a newer roof (2024). Situated on an oversized corner lot, this home presents excellent potential for a renovation project, rental portfolio addition, or resale investment.

Key facts

• Oversized corner lot
• Fresh paint
• Newer roof

Tags

• FULLY RENOVATED BATHROOMS
• NEW FLOORING
• UPDATED LIGHT FIXTURES
• FRESH PAINT
• NEWER ROOF
• OVERSIZED CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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; 1 comparable units currently listed for rent nearby; 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $90k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.95% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.24%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (median comp): $63,061
• List price: $90,000
• Delta: 42.72%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.70×
• Total profit: $17,619
• Equity at exit: $13,419

10-year hold

• IRR: 27.8%
• Equity multiple: 3.93×
• Total profit: $73,743
• Equity at exit: $7,782

Cash invested: $25,200 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $419

Break-even live

Break-even rent $1,229

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	1.40mi

Listing history 22 events

1. 2026-06-18
   days on market $90,000 Active 189 DOM
2. 2026-06-17
   days on market $90,000 Active 188 DOM
3. 2026-06-16
   days on market $90,000 Active 187 DOM
4. 2026-06-15
   days on market $90,000 Active 186 DOM
5. 2026-06-13
   days on market $90,000 Active 184 DOM
6. 2026-06-10
   pricedays on market $90,000 Active 181 DOM
7. 2026-06-09
   days on market $97,000 Active 180 DOM
8. 2026-06-08
   days on market $97,000 Active 179 DOM
9. 2026-06-07
   days on market $97,000 Active 178 DOM
10. 2026-06-03
    days on market $97,000 Active 174 DOM
11. 2026-06-02
    days on market $97,000 Active 173 DOM
12. 2026-06-01
    days on market $97,000 Active 172 DOM
13. 2026-05-31
    days on market $97,000 Active 171 DOM
14. 2026-02-19
    price $97,000 472-char remark

    Show marketing remark (472 chars)

    Beautiful interior renovations. This property offers substantial updates already in place and is ready for completion. Interior improvements include newly textured and painted walls, fully renovated bathrooms, new flooring throughout, and updated light fixtures. The exterior features fresh paint and a newer roof (2024). Situated on an oversized corner lot, this home presents excellent potential for a renovation project, rental portfolio addition, or resale investment.

15. 2026-02-19
    price $97,000 472-char remark

    Show marketing remark (472 chars)

    Beautiful interior renovations. This property offers substantial updates already in place and is ready for completion. Interior improvements include newly textured and painted walls, fully renovated bathrooms, new flooring throughout, and updated light fixtures. The exterior features fresh paint and a newer roof (2024). Situated on an oversized corner lot, this home presents excellent potential for a renovation project, rental portfolio addition, or resale investment.

16. 2025-12-11
    listed $107,000 Active 472-char remark

    Show marketing remark (472 chars)

    Beautiful interior renovations. This property offers substantial updates already in place and is ready for completion. Interior improvements include newly textured and painted walls, fully renovated bathrooms, new flooring throughout, and updated light fixtures. The exterior features fresh paint and a newer roof (2024). Situated on an oversized corner lot, this home presents excellent potential for a renovation project, rental portfolio addition, or resale investment.

17. 2025-12-11
    listed $107,000 Active 472-char remark

    Show marketing remark (472 chars)

    Beautiful interior renovations. This property offers substantial updates already in place and is ready for completion. Interior improvements include newly textured and painted walls, fully renovated bathrooms, new flooring throughout, and updated light fixtures. The exterior features fresh paint and a newer roof (2024). Situated on an oversized corner lot, this home presents excellent potential for a renovation project, rental portfolio addition, or resale investment.

18. 2024-04-17
    soldstatus $31,000
19. 2024-04-05
    soldstatus $31,000 Closed
20. 2024-03-20
    status Pending
21. 2024-03-13
    listed $29,000
22. 2024-03-13
    listed $29,000 Active

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$73/yr (+$6/mo · 17.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $21,111
• − Mortgage interest: −$5,041
• − Property taxes: −$422
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$2,618
• Taxable income: $4,083
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $4,043/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

+234.5% since first listed

9 events — show timeline

• 2026-02-19 Price Changed $97,000 AcadianaMLS
• 2026-02-19 Price Changed $97,000 GSREIN
• 2025-12-11 Listed $107,000 GSREIN
• 2025-12-11 Listed $107,000 AcadianaMLS
• 2024-04-17 Sold (Public Records) $31,000 Public Records
• 2024-04-05 Sold (MLS) $31,000 GSREIN
• 2024-03-20 Pending — GSREIN
• 2024-03-13 Listed $29,000 GSREIN
• 2024-03-13 Listed $29,000 AcadianaMLS

Property tax history

+32.1%/yr

Latest (2025): $422 · +84.3% YoY. Source: county tax records.