508 Poplar St · Slidell, LA 70458

$234,500

4 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 89 Days on market

Built 1974 0.26 ac lot $98/sqft · 24% below area Est $255k · 8% under ↓ 2% since listing

---

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 +23.6/30.0
• ARV discount +11.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• 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

Pack the boxes and order the truck! Move in ready. Formal and informal areas. Formal living / dining combo could be the perfect home office, study space or workout area. Great versatile space. Cozy kitchen overlooks the family room with wood burning fireplace. All bedrooms have new vinyl plank flooring, new vanities in both bathrooms. Laundry room offers pantry area. Double attached garage can accommodate 1 vehicle, other side of garage offers a workshop, storage, pets space or whatever you need. But there is more! New roof installed in 2025 and new furnace, water heater, new side gate. Corner oversized lot with gated access to rear for boat or camper storage. Your home search stops here!

Key facts

• Cozy kitchen
• Move in ready
• New vanities

Tags

• MOVE IN READY
• FORMAL LIVING DINING COMBO
• COZY KITCHEN
• WOOD BURNING FIREPLACE
• NEW VINYL PLANK FLOORING
• NEW VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $234k).
• Recommended offer: $220k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+1.5%/yr); 489 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 41% 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 $2k of loan paydown is wiped out by about $7k 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 89 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.06% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $254,665
• List price: $234,500
• Delta: -7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Hemlock Ct	0.03mi	4/2.0	2,213 (-8%)	1mo	$100,000	$45	85
3744 Croydon St	0.34mi	4/3.0	2,452 (+2%)	4mo	$250,000	$102	73
201 Annette Dr	0.32mi	4/2.0	2,235 (-7%)	1mo	$285,000	$128	73
3851 Croydon St	0.41mi	3/2.0 (-1)	2,448 (+2%)	5mo	$223,000	$91	68
277 Cypress Lakes Dr	0.56mi	4/2.5	2,480 (+3%)	0mo	$350,000	$141	66
204 Annette Dr	0.27mi	4/2.0	2,110 (-12%)	2mo	$299,500	$142	66
3625 Peachtree St	0.12mi	4/2.5	2,050 (-15%)	4mo	$215,000	$105	65
3902 Croydon St	0.40mi	3/2.0 (-1)	2,156 (-10%)	1mo	$230,000	$107	58
3808 Thomas Dr	0.38mi	3/2.5 (-1)	2,621 (+9%)	3mo	$269,000	$103	58
273 Cypress Lakes Dr	0.57mi	5/3.0 (+1)	2,634 (+10%)	1mo	$410,000	$156	48
3444 Miller Ave	0.59mi	3/2.0 (-1)	2,053 (-14%)	6mo	$185,000	$90	38
197 Cypress Lakes Dr	0.72mi	5/3.0 (+1)	2,759 (+15%)	4mo	$420,000	$152	29

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-13,582
• Equity at exit: $34,965

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $9,406
• Equity at exit: $20,275

Cash invested: $65,660 (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: $2,484 high
• Mortgage (P&I): −$1,230
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $443

Break-even live

Break-even rent $1,924

Max offer price $234,500

Occupancy floor 77%

Sensitivity live

Price	-10% $576	-5% $509	+0% $443	+5% $377	+10% $310
Rent	-10% $247	-5% $345	+0% $443	+5% $541	+10% $639
Rate	-1.0pp $561	-0.5pp $503	base $443	+0.5pp $382	+1.0pp $320

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: $58,625
• Closing costs: $7,035
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.50mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	2d	1	1.38mi
1409 Ellingsworth Dr Slidell, LA	4.0	2.0	1950	$2,000	$1.03	44d	1	1.45mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	2d	1	1.49mi
3106 Little Pl Slidell, LA	3.0	3.0	3000	$4,900	$1.63	4d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $234,500 Active 89 DOM
2. 2026-06-17
   days on market $234,500 Active 88 DOM
3. 2026-06-16
   days on market $234,500 Active 87 DOM
4. 2026-06-15
   days on market $234,500 Active 86 DOM
5. 2026-06-13
   days on market $234,500 Active 84 DOM
6. 2026-06-10
   days on market $234,500 Active 81 DOM
7. 2026-06-09
   days on market $234,500 Active 80 DOM
8. 2026-06-08
   days on market $234,500 Active 79 DOM
9. 2026-06-07
   days on market $234,500 Active 78 DOM
10. 2026-06-03
    days on market $234,500 Active 74 DOM
11. 2026-06-02
    days on market $234,500 Active 73 DOM
12. 2026-06-01
    days on market $234,500 Active 72 DOM
13. 2026-05-31
    days on market $234,500 Active 71 DOM
14. 2026-03-20
    listed $234,500 Active 702-char remark

    Show marketing remark (697 chars)

    Pack the boxes and order the truck! Move in ready. Formal and informal areas. Formal living / dining combo could be the perfect home office, study space or workout area. Great versatile space. Cozy kitchen overlooks the family room with wood burning fireplace. All bedrooms have new vinyl plank flooring, new vanities in both bathrooms. Laundry room offers pantry area. Double attached garage can accommodate 1 vehicle, other side of garage offers a workshop, storage, pets space or whatever you need. But there is more! New roof installed in 2025 and new furnace, water heater, new side gate. Corner oversized lot with gated access to rear for boat or camper storage. Your home search stops here!

15. 2026-03-20
    listed $234,500 Active 697-char remark

    Show marketing remark (697 chars)

    Pack the boxes and order the truck! Move in ready. Formal and informal areas. Formal living / dining combo could be the perfect home office, study space or workout area. Great versatile space. Cozy kitchen overlooks the family room with wood burning fireplace. All bedrooms have new vinyl plank flooring, new vanities in both bathrooms. Laundry room offers pantry area. Double attached garage can accommodate 1 vehicle, other side of garage offers a workshop, storage, pets space or whatever you need. But there is more! New roof installed in 2025 and new furnace, water heater, new side gate. Corner oversized lot with gated access to rear for boat or camper storage. Your home search stops here!

16. 2023-10-06
    price $239,000
17. 2023-09-13
    price $242,000
18. 2023-08-07
    listed $239,000

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $29,814
• − Mortgage interest: −$13,136
• − Property taxes: −$2,309
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$6,822
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $4,930/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

-1.9% since first listed

5 events — show timeline

• 2026-03-20 Listed $234,500 AcadianaMLS
• 2026-03-20 Listed $234,500 GSREIN
• 2023-10-06 Price Changed $239,000 GSREIN
• 2023-09-13 Price Changed $242,000 GSREIN
• 2023-08-07 Listed $239,000 AcadianaMLS

Property tax history

-2.0%/yr

Latest (2025): $2,309 · -7.1% YoY. Source: county tax records.