1280 S Walnut St · Slidell, LA 70460

$203,000

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 55 Days on market

Built 2004 5,998 sqft lot $153/sqft · 10% above area Est $184k · 10% 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 +15.2/30.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home sits on a private setting with a welcoming fromt porch. It has so much to offer with high ceilings, large den, and spacious primary suite. The primary bath has double sinks, 2 walk-in closets, and a garden tub. There is a covered patio and a great storage building attached to the carport. If you are looking for a spacious feeling home on a quiet lot with lots of parking, don't wait: Make your appointment today. This could be the one you have been dreaming about! Seller will install a new roof.

Key facts

• Primary bath
• Double sinks
• Front porch

Tags

• PRIVATE SETTING
• FRONT PORCH
• HIGH CEILINGS
• DEN
• PRIMARY BATH
• DOUBLE SINKS

Property features AI

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt roof; Very good condition; Slab foundation
• Construction: Vinyl siding construction; Asphalt roof; Built on a slab foundation
• Exterior features: Concrete covered patio/porch; Shed(s); Outside city limits; Rectangular lot; Lot dimensions approximately 60 x 101

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $70 ($843/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 $165k (18.8% below list).
• Recommended offer: $165k (18.8% below list) — sets the bar for 1% rule.

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 32% 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 55 days — a 3% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 $115k; list at $203k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $164,886 (18.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $184,026
• List price: $203,000
• Delta: 10.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1224 Maris Stella Ave	0.51mi	3/2.0	1,350 (+2%)	2mo	$155,000	$115	72
1374 Rummel St	0.61mi	4/2.0 (+1)	1,349 (+2%)	2mo	$215,000	$159	63
1237 Magnolia St	0.12mi	3/1.0	1,466 (+10%)	13mo	$198,000	$135	63
1401 8th St	0.66mi	3/2.0	1,312 (-1%)	11mo	$165,000	$126	58
1492 W Hall Ave	0.65mi	3/2.0	1,300 (-2%)	11mo	$135,500	$104	57
1363 Westlawn Dr	0.69mi	3/2.0	1,400 (+5%)	5mo	$195,000	$139	55
758 N Magnolia St	0.51mi	3/2.0	1,500 (+13%)	0mo	$45,000	$30	54
507 Pennsylvania Ave	0.63mi	2/1.0 (-1)	1,360 (+2%)	8mo	$195,000	$143	51
1114 Saint Augustine St	0.65mi	3/2.0	1,415 (+6%)	13mo	$209,900	$148	48
1411 8th St	0.66mi	3/1.0	1,175 (-12%)	0mo	$166,160	$141	46
1481 W Hall Ave	0.64mi	3/2.0	1,172 (-12%)	14mo	$109,000	$93	39
1387 Westlawn Dr. Westlawn Dr	0.55mi	3/2.0	1,527 (+15%)	16mo	$200,000	$131	36

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-23,530
• Equity at exit: $30,268

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $6,593
• Equity at exit: $17,552

Cash invested: $56,840 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$1,065
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $70

Break-even live

Break-even rent $1,560

Max offer price $203,000

Occupancy floor 91%

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	0.39mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	23d	1	0.56mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	43d	1	0.58mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	0.62mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	23d	1	0.62mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	0.65mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	43d	1	0.71mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	43d	1	0.74mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	0.74mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	23d	1	0.80mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	43d	1	0.83mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	16d	1	0.95mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.15mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	1.31mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	43d	1	1.32mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	1.36mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	43d	1	1.37mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.40mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $203,000 Active 55 DOM
2. 2026-06-17
   days on market $203,000 Active 54 DOM
3. 2026-06-16
   days on market $203,000 Active 53 DOM
4. 2026-06-15
   days on market $203,000 Active 52 DOM
5. 2026-06-13
   pricedays on market $203,000 Active 50 DOM
6. 2026-06-10
   days on market $205,000 Active 47 DOM

   Show marketing remark (517 chars)

   This charming home sits on a private setting with a welcoming fromt porch. It has so much to offer with high ceilings, large den, and spacious primary suite. The primary bath has double sinks, 2 walk-in closets, and a garden tub. There is a covered patio and a great storage building attached to the carport. If you are looking for a spacious feeling home on a quiet lot with lots of parking, don't wait: Make your appointment today. This could be the one you have been dreaming about! Seller will install a new roof.

7. 2026-06-09
   days on market $205,000 Active 46 DOM
8. 2026-06-08
   days on market $205,000 Active 45 DOM
9. 2026-06-07
   days on market $205,000 Active 44 DOM
10. 2026-06-03
    days on market $205,000 Active 40 DOM
11. 2026-06-02
    days on market $205,000 Active 39 DOM
12. 2026-06-01
    days on market $205,000 Active 38 DOM
13. 2026-05-31
    days on market $205,000 Active 37 DOM
14. 2026-04-24
    listed $207,000 Active 486-char remark

    Show marketing remark (517 chars)

    This charming home sits on a private setting with a welcoming fromt porch. It has so much to offer with high ceilings, large den, and spacious primary suite. The primary bath has double sinks, 2 walk-in closets, and a garden tub. There is a covered patio and a great storage building attached to the carport. If you are looking for a spacious feeling home on a quiet lot with lots of parking, don't wait: Make your appointment today. This could be the one you have been dreaming about! Seller will install a new roof.

15. 2026-04-24
    listed $207,000 Active 485-char remark

    Show marketing remark (517 chars)

    This charming home sits on a private setting with a welcoming fromt porch. It has so much to offer with high ceilings, large den, and spacious primary suite. The primary bath has double sinks, 2 walk-in closets, and a garden tub. There is a covered patio and a great storage building attached to the carport. If you are looking for a spacious feeling home on a quiet lot with lots of parking, don't wait: Make your appointment today. This could be the one you have been dreaming about! Seller will install a new roof.

16. 2017-06-23
    historical
17. 2017-06-01
    listed $134,900 Active
18. 2017-06-01
    listed $134,900
19. 2014-09-18
    soldstatus $115,000
20. 2014-09-16
    soldstatus $115,000
21. 2014-06-13
    listed $117,900
22. 2014-06-13
    listed $117,900
23. 2013-06-04
    listed $117,900
24. 2008-08-01
    listed $138,000
25. 2008-08-01
    listed $146,500

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$118/yr (+$10/mo · 11.9%)

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

Taxation est. · year 1

• Rental income: $19,786
• − Mortgage interest: −$11,371
• − Property taxes: −$998
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,905
• Taxable loss: −$2,669
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,484/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): 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

+47.1% since first listed

16 events — show timeline

• 2026-06-10 Price Changed $203,000 AcadianaMLS
• 2026-06-10 Price Changed $203,000 GSREIN
• 2026-05-23 Price Changed $205,000 AcadianaMLS
• 2026-05-23 Price Changed $205,000 GSREIN
• 2026-04-24 Listed $207,000 GSREIN
• 2026-04-24 Listed $207,000 AcadianaMLS
• 2017-06-23 Listing Removed — GSREIN
• 2017-06-01 Listed $134,900 GSREIN
• 2017-06-01 Listed $134,900 AcadianaMLS
• 2014-09-18 Sold (Public Records) $115,000 Public Records
• 2014-09-16 Sold (MLS) $115,000 GSREIN
• 2014-06-13 Listed $117,900 AcadianaMLS
• 2014-06-13 Listed $117,900 GSREIN
• 2013-06-04 Listed $117,900 AcadianaMLS
• 2008-08-01 Listed $146,500 AcadianaMLS
• 2008-08-01 Listed $138,000 AcadianaMLS

Property tax history

-5.9%/yr

Latest (2025): $998 · -8.1% YoY. Source: county tax records.