2706 College St · Slidell, LA 70458

$195,000

3 bd · 2.0 ba · 1,817 sqft · SingleFamily public records · 339 Days on market

Built 1893 0.29 ac lot $107/sqft · 18% below area Est $236k · 17% under ↓ 13% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• 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

SUCCESSION PROPERTY! SOLD AS-IS. Beautiful Acadian Home is a FIXER UPPER with 3 bedrooms and 2 full baths. 34 x 7 foot covered Front porch. This home is ready for a DIY person or Investor /Home Flipper. Listed $85,000 BELOW the $280,000 Appraised Value. AC Window units currently in place, needs new central AC, Needs new appliances in the kitchen. Metal roof put on after Katrina. With renovations make this home your own or flip it! Spacious corner lot 83' x 138' with a detached 2 car carport that has a storage shed attached. Great location. Check it out for yourself. BRING OFFERS, Seller is motivated! Seller will make no repairs. No flood Ins. on property. 24 hour notice for showings please.

Key facts

• Covered front porch
• Metal roof
• Detached carport

Tags

• COVERED FRONT PORCH
• DETACHED CARPORT
• STORAGE SHED
• CORNER LOT
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $47 ($563/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 (10.4% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

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 339 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 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 1893 — 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: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $236,212
• List price: $195,000
• Delta: -17.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2739 Carey St	0.05mi	3/2.0	1,638 (-10%)	9mo	$230,000	$140	73
2239 1st St	0.40mi	3/2.0	2,010 (+11%)	1mo	$292,000	$145	63
2729 Lincoln Ave	0.51mi	3/2.0	2,032 (+12%)	5mo	$195,000	$96	52
837 Pine Tree St	0.72mi	4/2.0 (+1)	1,676 (-8%)	1mo	$159,900	$95	48
2967 Camellia Dr	0.73mi	3/2.5	1,920 (+6%)	10mo	$222,000	$116	46
2751 Washington Ave	0.58mi	3/2.0	1,554 (-14%)	9mo	$95,000	$61	41
150 Chamale Dr	0.71mi	3/2.5	2,055 (+13%)	6mo	$211,000	$103	38

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-31,243
• Equity at exit: $29,075

10-year hold

• IRR: -11.0%
• Equity multiple: 0.38×
• Total profit: $-33,832
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $47

Break-even live

Break-even rent $1,688

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $102	+0% $47	+5% $-8	+10% $-63
Rent	-10% $-91	-5% $-22	+0% $47	+5% $116	+10% $185
Rate	-1.0pp $145	-0.5pp $97	base $47	+0.5pp $-4	+1.0pp $-55

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	0.42mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	0.57mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	45d	1	0.57mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	45d	1	0.59mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.64mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.73mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	45d	1	0.73mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	45d	1	1.03mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.12mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	45d	1	1.15mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	18d	1	1.32mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	1.36mi
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	24d	1	1.40mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	1.42mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	45d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $195,000 Active 339 DOM
2. 2026-06-18
   days on market $195,000 Active 336 DOM
3. 2026-06-17
   days on market $195,000 Active 335 DOM
4. 2026-06-16
   days on market $195,000 Active 334 DOM
5. 2026-06-15
   days on market $195,000 Active 333 DOM
6. 2026-06-13
   days on market $195,000 Active 331 DOM
7. 2026-06-10
   days on market $195,000 Active 328 DOM
8. 2026-06-09
   days on market $195,000 Active 327 DOM
9. 2026-06-08
   days on market $195,000 Active 326 DOM
10. 2026-06-07
    days on market $195,000 Active 325 DOM
11. 2026-06-03
    days on market $195,000 Active 321 DOM
12. 2026-06-02
    days on market $195,000 Active 320 DOM
13. 2026-06-01
    days on market $195,000 Active 319 DOM
14. 2026-05-31
    days on market $195,000 Active 318 DOM
15. 2026-01-12
    price $195,000 699-char remark

    Show marketing remark (700 chars)

    SUCCESSION PROPERTY! SOLD AS-IS. Beautiful Acadian Home is a FIXER UPPER with 3 bedrooms and 2 full baths. 34 x 7 foot covered Front porch. This home is ready for a DIY person or Investor /Home Flipper. Listed $85,000 BELOW the $280,000 Appraised Value. AC Window units currently in place, needs new central AC, Needs new appliances in the kitchen. Metal roof put on after Katrina. With renovations make this home your own or flip it! Spacious corner lot 83' x 138' with a detached 2 car carport that has a storage shed attached. Great location. Check it out for yourself. BRING OFFERS, Seller is motivated! Seller will make no repairs. No flood Ins. on property. 24 hour notice for showings please.

16. 2026-01-12
    price $195,000 700-char remark

    Show marketing remark (700 chars)

    SUCCESSION PROPERTY! SOLD AS-IS. Beautiful Acadian Home is a FIXER UPPER with 3 bedrooms and 2 full baths. 34 x 7 foot covered Front porch. This home is ready for a DIY person or Investor /Home Flipper. Listed $85,000 BELOW the $280,000 Appraised Value. AC Window units currently in place, needs new central AC, Needs new appliances in the kitchen. Metal roof put on after Katrina. With renovations make this home your own or flip it! Spacious corner lot 83' x 138' with a detached 2 car carport that has a storage shed attached. Great location. Check it out for yourself. BRING OFFERS, Seller is motivated! Seller will make no repairs. No flood Ins. on property. 24 hour notice for showings please.

17. 2025-07-17
    listed $225,000 Active 699-char remark

    Show marketing remark (700 chars)

    SUCCESSION PROPERTY! SOLD AS-IS. Beautiful Acadian Home is a FIXER UPPER with 3 bedrooms and 2 full baths. 34 x 7 foot covered Front porch. This home is ready for a DIY person or Investor /Home Flipper. Listed $85,000 BELOW the $280,000 Appraised Value. AC Window units currently in place, needs new central AC, Needs new appliances in the kitchen. Metal roof put on after Katrina. With renovations make this home your own or flip it! Spacious corner lot 83' x 138' with a detached 2 car carport that has a storage shed attached. Great location. Check it out for yourself. BRING OFFERS, Seller is motivated! Seller will make no repairs. No flood Ins. on property. 24 hour notice for showings please.

18. 2025-07-17
    listed $225,000 Active 700-char remark

    Show marketing remark (700 chars)

    SUCCESSION PROPERTY! SOLD AS-IS. Beautiful Acadian Home is a FIXER UPPER with 3 bedrooms and 2 full baths. 34 x 7 foot covered Front porch. This home is ready for a DIY person or Investor /Home Flipper. Listed $85,000 BELOW the $280,000 Appraised Value. AC Window units currently in place, needs new central AC, Needs new appliances in the kitchen. Metal roof put on after Katrina. With renovations make this home your own or flip it! Spacious corner lot 83' x 138' with a detached 2 car carport that has a storage shed attached. Great location. Check it out for yourself. BRING OFFERS, Seller is motivated! Seller will make no repairs. No flood Ins. on property. 24 hour notice for showings please.

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $2,759 · $230/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: $20,973
• − Mortgage interest: −$10,923
• − Property taxes: −$2,759
• − Insurance: −$975
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$5,673
• Taxable loss: −$2,713
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $1,214/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

-13.3% since first listed

4 events — show timeline

• 2026-01-12 Price Changed $195,000 AcadianaMLS
• 2026-01-12 Price Changed $195,000 GSREIN
• 2025-07-17 Listed $225,000 GSREIN
• 2025-07-17 Listed $225,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $2,759 · +115.2% YoY. Source: county tax records.