3806 Kent St · Slidell, LA 70458

$179,900

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 129 Days on market

Built 1967 $112/sqft · 20% below area Est $236k · 24% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• 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

VERY WELL BUILT HOME IN AN ESTABLISHED NEIGHBORHOOD. BRAND NEW HVAC SYSTEM MARCH 30,2026!!! THIS BEAUTIFUL 3 BEDROOM 2 BATH HOME SITS ON A OVERSIZED LOT. OPEN FLOOR PLAN WITH THE KITCHEN OVER FLOWING INTO THE DEN AREA. NICE SIZE BEDROOMS. HUGE LIVING/DINING ROOM THAT CAN BE USED AS AN EXTRA DEN OR OFFICE/WORKOUT ROOM. HOME HAS NO CARPET. NICE PRIVATE COVERED COURTYARD/CARPORT FOR ENTERTAINING THOSE BBQ'S AND CRAWFISH BOILS OR PARKING. HUGE FENCED IN BACKYARD. WALKING DISTANCE TO THE COMMUNITY POOL.

Key facts

• Open floor plan
• Oversized lot
• 3 parking spots

Tags

• OVERSIZED LOT
• OPEN FLOOR PLAN
• PRIVATE COVERED COURTYARD
• HUGE FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $172k (4.5% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 129 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1967 — 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: 0.95% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $235,702
• List price: $179,900
• Delta: -23.67%
• 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
3852 Oxford St	0.20mi	3/2.0	1,658 (+3%)	6mo	$167,000	$101	81
3542 Peachtree St	0.19mi	3/2.0	1,556 (-4%)	9mo	$165,000	$106	78
365 Hickory Dr	0.31mi	4/2.0 (+1)	1,595 (-1%)	2mo	$68,500	$43	77
202 Megan Ln	0.27mi	3/2.0	1,770 (+10%)	3mo	$289,900	$164	68
760 Abney Dr	0.40mi	3/2.0	1,691 (+5%)	7mo	$220,000	$130	67
37598 Lopez St	0.64mi	3/2.0	1,580 (-2%)	1mo	$110,000	$70	67
365 Dorset Dr	0.29mi	3/2.0	1,774 (+10%)	6mo	$207,500	$117	64
931 Hailey Ave	0.62mi	3/2.0	1,445 (-10%)	2mo	$141,000	$98	52
3844 Riviera Dr	0.58mi	3/1.5	1,466 (-9%)	6mo	$150,000	$102	51
176 Southpark Dr	0.69mi	3/2.0	1,442 (-10%)	8mo	$170,000	$118	44
127 Whitehall Dr	0.74mi	4/2.0 (+1)	1,475 (-8%)	5mo	$145,000	$98	42
156 Southpark Dr	0.73mi	4/2.0 (+1)	1,849 (+15%)	6mo	$195,500	$106	32

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-21,285
• Equity at exit: $26,824

10-year hold

• IRR: -5.0%
• Equity multiple: 0.69×
• Total profit: $-15,429
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$943
• Tax from tax record: −$174 /mo · $2,084/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $164

Break-even live

Break-even rent $1,509

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $266	-5% $215	+0% $164	+5% $114	+10% $63
Rent	-10% $29	-5% $97	+0% $164	+5% $232	+10% $300
Rate	-1.0pp $255	-0.5pp $210	base $164	+0.5pp $118	+1.0pp $70

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	45d	1	0.19mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	45d	1	0.34mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	24d	1	0.47mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	0.47mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.65mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	0.70mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	13d	1	0.70mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.75mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	0.87mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	1.34mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	1.43mi

Listing history 16 events

1. 2026-06-21
   days on market $179,900 Active 129 DOM
2. 2026-06-18
   days on market $179,900 Active 126 DOM
3. 2026-06-17
   days on market $179,900 Active 125 DOM
4. 2026-06-16
   days on market $179,900 Active 124 DOM
5. 2026-06-15
   days on market $179,900 Active 123 DOM
6. 2026-06-13
   days on market $179,900 Active 121 DOM
7. 2026-06-10
   days on market $179,900 Active 118 DOM
8. 2026-06-09
   days on market $179,900 Active 117 DOM
9. 2026-06-08
   days on market $179,900 Active 116 DOM
10. 2026-06-07
    days on market $179,900 Active 115 DOM
11. 2026-06-03
    days on market $179,900 Active 111 DOM
12. 2026-06-02
    days on market $179,900 Active 110 DOM
13. 2026-06-01
    days on market $179,900 Active 109 DOM
14. 2026-05-31
    days on market $179,900 Active 108 DOM
15. 2026-02-12
    listed $179,900 Active 504-char remark

    Show marketing remark (503 chars)

    VERY WELL BUILT HOME IN AN ESTABLISHED NEIGHBORHOOD. BRAND NEW HVAC SYSTEM MARCH 30,2026!!! THIS BEAUTIFUL 3 BEDROOM 2 BATH HOME SITS ON A OVERSIZED LOT. OPEN FLOOR PLAN WITH THE KITCHEN OVER FLOWING INTO THE DEN AREA. NICE SIZE BEDROOMS. HUGE LIVING/DINING ROOM THAT CAN BE USED AS AN EXTRA DEN OR OFFICE/WORKOUT ROOM. HOME HAS NO CARPET. NICE PRIVATE COVERED COURTYARD/CARPORT FOR ENTERTAINING THOSE BBQ'S AND CRAWFISH BOILS OR PARKING. HUGE FENCED IN BACKYARD. WALKING DISTANCE TO THE COMMUNITY POOL.

16. 2026-02-12
    listed $179,900 Active 503-char remark

    Show marketing remark (503 chars)

    VERY WELL BUILT HOME IN AN ESTABLISHED NEIGHBORHOOD. BRAND NEW HVAC SYSTEM MARCH 30,2026!!! THIS BEAUTIFUL 3 BEDROOM 2 BATH HOME SITS ON A OVERSIZED LOT. OPEN FLOOR PLAN WITH THE KITCHEN OVER FLOWING INTO THE DEN AREA. NICE SIZE BEDROOMS. HUGE LIVING/DINING ROOM THAT CAN BE USED AS AN EXTRA DEN OR OFFICE/WORKOUT ROOM. HOME HAS NO CARPET. NICE PRIVATE COVERED COURTYARD/CARPORT FOR ENTERTAINING THOSE BBQ'S AND CRAWFISH BOILS OR PARKING. HUGE FENCED IN BACKYARD. WALKING DISTANCE TO THE COMMUNITY POOL.

ⓘ 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: $2,084 · $174/mo
• Projected year-2 tax: $2,084 · $174/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: $20,606
• − Mortgage interest: −$10,077
• − Property taxes: −$2,084
• − Insurance: −$900
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,233
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $2,210/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

+0.0% since first listed

2 events — show timeline

• 2026-02-12 Listed $179,900 AcadianaMLS
• 2026-02-12 Listed $179,900 GSREIN

Property tax history

+1.0%/yr

Latest (2025): $2,084 · -6.2% YoY. Source: county tax records.