55259`` Hwy 433 · Slidell, LA 70461

$85,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 159 Days on market

Built 2009 Est $165k · 49% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor or handyman special! With a little cosmetic TLC, this 2 bedroom, 1 bath home will be ready for all the possibilities! Situated on a deep, quiet lot with nothing but serene marshland behind it! Home has a treatment plant, a well, an elevator, washer/dryer hookups. Large shed in included and would be a great workshop.

Key facts

• Deep quiet lot
• Large shed
• Serene marshland

Tags

• DEEP QUIET LOT
• SERENE MARSHLAND
• UP TO DATE TREATMENT PLANT
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Zoned schools: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $588 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.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($75k) 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.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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: 1.66% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $165,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3827 Seagull Cir	0.46mi	2/1.0	899 (+7%)	9mo	$176,280	$196	60
3874 Seagull Cir	0.52mi	2/1.0	899 (+7%)	14mo	$177,525	$197	52
3885 Seagull Cir	0.55mi	2/1.0	899 (+7%)	15mo	$175,000	$195	50
3842 Seagull Cir	0.47mi	2/1.0	899 (+7%)	20mo	$189,900	$211	50

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-8,275
• Equity at exit: $12,674

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-4,213
• Equity at exit: $7,349

Cash invested: $23,800 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $110

Break-even live

Break-even rent $1,268

Max offer price $85,000

Occupancy floor 87%

Sensitivity live

Price	-10% $158	-5% $134	+0% $110	+5% $86	+10% $62
Rent	-10% $-1	-5% $55	+0% $110	+5% $166	+10% $221
Rate	-1.0pp $153	-0.5pp $132	base $110	+0.5pp $88	+1.0pp $66

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,207	$1.08	3d	1	0.46mi

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 159 DOM
2. 2026-06-18
   days on market $85,000 Active 156 DOM
3. 2026-06-17
   days on market $85,000 Active 155 DOM
4. 2026-06-16
   days on market $85,000 Active 154 DOM
5. 2026-06-15
   days on market $85,000 Active 153 DOM
6. 2026-06-13
   days on market $85,000 Active 151 DOM
7. 2026-06-10
   days on market $85,000 Active 148 DOM
8. 2026-06-09
   days on market $85,000 Active 147 DOM
9. 2026-06-08
   days on market $85,000 Active 146 DOM
10. 2026-06-07
    days on market $85,000 Active 145 DOM
11. 2026-06-03
    days on market $85,000 Active 141 DOM
12. 2026-06-02
    days on market $85,000 Active 140 DOM
13. 2026-06-01
    days on market $85,000 Active 139 DOM
14. 2026-05-31
    days on market $85,000 Active 138 DOM
15. 2026-01-13
    listed $85,000 Active 329-char remark

    Show marketing remark (326 chars)

    Investor or handyman special! With a little cosmetic TLC, this 2 bedroom, 1 bath home will be ready for all the possibilities! Situated on a deep, quiet lot with nothing but serene marshland behind it! Home has a treatment plant, a well, an elevator, washer/dryer hookups. Large shed in included and would be a great workshop.

16. 2026-01-13
    listed $85,000 Active 326-char remark

    Show marketing remark (326 chars)

    Investor or handyman special! With a little cosmetic TLC, this 2 bedroom, 1 bath home will be ready for all the possibilities! Situated on a deep, quiet lot with nothing but serene marshland behind it! Home has a treatment plant, a well, an elevator, washer/dryer hookups. Large shed in included and would be a great workshop.

17. 2019-02-15
    soldstatus $70,000

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,126 · $94/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,886
• − Mortgage interest: −$4,761
• − Property taxes: −$1,126
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,473
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,254/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+21.4% since first listed

3 events — show timeline

• 2026-01-13 Listed $85,000 AcadianaMLS
• 2026-01-13 Listed $85,000 GSREIN
• 2019-02-15 Sold (Public Records) $70,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,126 · -3.8% YoY. Source: county tax records.