837 Pine Tree St · Slidell, LA 70458

$159,900

4 bd · 2.0 ba · 900 sqft · SingleFamily public records · 127 Days on market

Built 1960 $178/sqft · 104% above area Est $146k · 10% over ↓ 26% 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).

• Cash flow +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• ARV discount +3.1/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma'am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won't find anywhere else for the amazing price.

Key facts

• Built-in seating
• Custom wall designs
• Bonus room

Tags

• BONUS ROOM
• BUTCHER BLOCK ISLAND
• BAY WINDOW
• BUILT-IN SEATING
• OASIS STYLE BACKYARD
• CUSTOM WALL DESIGNS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 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 127 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1960 — 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: 1.05% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (median comp): $145,629
• List price: $159,900
• Delta: 9.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
784 Pinetree St	0.10mi	3/1.0 (-1)	935 (+4%)	2mo	$145,000	$155	78
3176 Carey St	0.67mi	3/1.0 (-1)	925 (+3%)	4mo	$137,000	$148	52
727 Stanley St	0.38mi	3/1.0 (-1)	1,026 (+14%)	4mo	$45,000	$44	46

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,595
• Equity at exit: $23,842

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $9,995
• Equity at exit: $13,825

Cash invested: $44,772 (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: $1,683 high
• Mortgage (P&I): −$839
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $328

Break-even live

Break-even rent $1,268

Max offer price $159,900

Occupancy floor 76%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	44d	1	0.19mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.19mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	0.80mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	2d	46	0.94mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	12d	1	1.17mi

Listing history 27 events

1. 2026-05-15
   status Pending 1070-char remark

   Show marketing remark (1082 chars)

   Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma’am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won’t find anywhere else for the amazing price.

2. 2026-05-15
   status Pending 1082-char remark

   Show marketing remark (1082 chars)

   Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma’am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won’t find anywhere else for the amazing price.

3. 2026-03-03
   price $159,900 1070-char remark

   Show marketing remark (1082 chars)

   Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma’am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won’t find anywhere else for the amazing price.

4. 2026-03-03
   price $159,900 1082-char remark

   Show marketing remark (1082 chars)

   Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma’am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won’t find anywhere else for the amazing price.

5. 2026-01-08
   listed $175,000 Active 1070-char remark

   Show marketing remark (1082 chars)

   Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma’am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won’t find anywhere else for the amazing price.

6. 2026-01-08
   listed $175,000 Active 1082-char remark

   Show marketing remark (1082 chars)

   Once you're in the backyard, the world disappears. Welcome to this beautifully updated four bedroom home, plus a versatile bonus room designed to fit your lifestyle. You can use the additional room as a bedroom, man cave, ma’am cave, TV room, or whatever your heart desires! Thoughtful modern touches shine throughout, including rich wood flooring in the living areas that adds warmth and sophistication. The inviting living room centers around a cozy fireplace, while the kitchen impresses with a striking butcher block island, which is perfect for gathering and entertaining. The dining room is filled with natural light from a charming bay window and offers built-in seating for an inviting, functional space. With no carpet throughout, this home delivers both refined style and effortless maintenance. Custom wall designs add character and charm, while the oasis style backyard creates a private retreat. From the distinctive upgrades to the carefully curated details, this home offers truly one of a kind features you won’t find anywhere else for the amazing price.

7. 2025-10-12
   status Active
8. 2025-10-09
   status Pending
9. 2025-08-27
   price $175,000
10. 2025-08-27
    price $175,000
11. 2025-08-26
    status Active
12. 2025-07-21
    status Pending
13. 2025-06-24
    price $170,000
14. 2025-06-24
    price $170,000
15. 2025-06-04
    price $179,900
16. 2025-06-04
    price $179,900
17. 2025-04-28
    price $180,000
18. 2025-04-28
    price $180,000
19. 2025-02-27
    price $190,000
20. 2025-02-21
    price $190,000
21. 2024-12-11
    listed $200,000 Active
22. 2024-12-11
    historical
23. 2024-10-09
    price $200,000
24. 2024-10-08
    price $200,000
25. 2024-08-31
    price $205,000
26. 2024-08-20
    listed $215,000 Active
27. 2024-08-20
    listed $205,000 Active

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/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: $20,198
• − Mortgage interest: −$8,957
• − Property taxes: −$1,155
• − Insurance: −$800
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,652
• Taxable income: $1,403
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $3,602/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

-25.6% since first listed

27 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Pending — GBRMLS
• 2026-03-03 Price Changed $159,900 AcadianaMLS
• 2026-03-03 Price Changed $159,900 GBRMLS
• 2026-01-08 Listed $175,000 GBRMLS
• 2026-01-08 Listed $175,000 AcadianaMLS
• 2025-10-12 Relisted — GBRMLS
• 2025-10-09 Pending — GBRMLS
• 2025-08-27 Price Changed $175,000 AcadianaMLS
• 2025-08-27 Price Changed $175,000 GBRMLS
• 2025-08-26 Relisted — GBRMLS
• 2025-07-21 Pending — GBRMLS
• 2025-06-24 Price Changed $170,000 GBRMLS
• 2025-06-24 Price Changed $170,000 AcadianaMLS
• 2025-06-04 Price Changed $179,900 AcadianaMLS
• 2025-06-04 Price Changed $179,900 GBRMLS
• 2025-04-28 Price Changed $180,000 AcadianaMLS
• 2025-04-28 Price Changed $180,000 GBRMLS
• 2025-02-27 Price Changed $190,000 AcadianaMLS
• 2025-02-21 Price Changed $190,000 GBRMLS
• 2024-12-11 Listed $200,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-09 Price Changed $200,000 GBRMLS
• 2024-10-08 Price Changed $200,000 AcadianaMLS
• 2024-08-31 Price Changed $205,000 GBRMLS
• 2024-08-20 Listed $205,000 AcadianaMLS
• 2024-08-20 Listed $215,000 GBRMLS

Property tax history

-4.4%/yr

Latest (2025): $1,155 · -6.1% YoY. Source: county tax records.