720 Cousin St · Slidell, LA 70458

$95,000

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 43 Days on market

Built 1975 10,454 sqft lot Est $161k · 41% under ↓ 21% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Charming 2 bedroom, 1 bath blue cottage just a short stroll from the heart of Olde Towne! This cozy home has been a consistent rental over the past few years and is in good condition to continue being just that or ready for a touch of TLC to make it your own. Nothing beats having popular restaurants, boutique shops, nightlife and regular events all within a walking distance. A perfect opportunity for first time home buyers, investors or anyone looking to live in a lively, historic area.

Key facts

• 0.24 acre lot
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $657 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.31% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $161,343
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Cousin St	0.00mi	2/1.0	819 (0%)	1mo	$101,000	$123	99
656 Teddy Ave	0.35mi	2/1.0	908 (+11%)	16mo	$179,000	$197	52

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,461
• Equity at exit: $14,165

10-year hold

• IRR: 13.4%
• Equity multiple: 2.00×
• Total profit: $26,535
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$498
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $357

Break-even live

Break-even rent $791

Max offer price $95,000

Occupancy floor 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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	23d	1	0.13mi
1112 Cousin St Slidell, LA	2.0	1.0	782	$1,100	$1.41	3d	1	0.24mi
2594 Front St Unit 3 Slidell, LA	1.0	1.0	800	$1,250	$1.56	43d	1	0.58mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	3d	1	0.84mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	43d	1	0.84mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.87mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	1.02mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	1.08mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,588	$1.60	2d	31	1.12mi
36326 Salmen St Apt A Slidell, LA	1.0	1.0	650	$1,100	$1.69	23d	1	1.18mi
36326 Salmen St Unit B Slidell, LA	1.0	1.0	650	$1,100	$1.69	11d	1	1.18mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	1.18mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	23d	1	1.40mi
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	43d	1	1.40mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,635	$1.71	2d	46	1.49mi

Listing history 12 events

1. 2026-04-25
   status Pending 491-char remark

   Show marketing remark (491 chars)

   Charming 2 bedroom, 1 bath blue cottage just a short stroll from the heart of Olde Towne! This cozy home has been a consistent rental over the past few years and is in good condition to continue being just that or ready for a touch of TLC to make it your own. Nothing beats having popular restaurants, boutique shops, nightlife and regular events all within a walking distance. A perfect opportunity for first time home buyers, investors or anyone looking to live in a lively, historic area.

2. 2026-04-25
   status Pending

   Show marketing remark (491 chars)

   Charming 2 bedroom, 1 bath blue cottage just a short stroll from the heart of Olde Towne! This cozy home has been a consistent rental over the past few years and is in good condition to continue being just that or ready for a touch of TLC to make it your own. Nothing beats having popular restaurants, boutique shops, nightlife and regular events all within a walking distance. A perfect opportunity for first time home buyers, investors or anyone looking to live in a lively, historic area.

3. 2026-03-12
   listed $95,000 Active 491-char remark

   Show marketing remark (491 chars)

   Charming 2 bedroom, 1 bath blue cottage just a short stroll from the heart of Olde Towne! This cozy home has been a consistent rental over the past few years and is in good condition to continue being just that or ready for a touch of TLC to make it your own. Nothing beats having popular restaurants, boutique shops, nightlife and regular events all within a walking distance. A perfect opportunity for first time home buyers, investors or anyone looking to live in a lively, historic area.

4. 2026-03-12
   listed $95,000 Active

   Show marketing remark (491 chars)

   Charming 2 bedroom, 1 bath blue cottage just a short stroll from the heart of Olde Towne! This cozy home has been a consistent rental over the past few years and is in good condition to continue being just that or ready for a touch of TLC to make it your own. Nothing beats having popular restaurants, boutique shops, nightlife and regular events all within a walking distance. A perfect opportunity for first time home buyers, investors or anyone looking to live in a lively, historic area.

5. 2022-01-10
   soldstatus $75,000
6. 2022-01-05
   soldstatus $75,000 Closed 250-char remark

   Show marketing remark (250 chars)

   CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

7. 2021-12-27
   status Pending 250-char remark

   Show marketing remark (250 chars)

   CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

8. 2021-12-07
   status Active 250-char remark

   Show marketing remark (250 chars)

   CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

9. 2021-11-30
   status Pending 250-char remark

   Show marketing remark (250 chars)

   CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

10. 2021-10-25
    price $109,900 250-char remark

    Show marketing remark (250 chars)

    CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

11. 2021-10-18
    listed $119,900 Active 250-char remark

    Show marketing remark (250 chars)

    CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

12. 2021-10-18
    listed $109,900

    Show marketing remark (250 chars)

    CALLING ALL INVESTORS!! Great 2 bed, 1 bath property for remodeling. Keep as investment or fix up to resell, The decision is yours! Seller is planning to leave all belonging in home to do what you please with. Call us today for your private showing!

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,044 · $87/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: $14,913
• − Mortgage interest: −$5,321
• − Property taxes: −$1,044
• − Insurance: −$475
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,764
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,583/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

-20.8% since first listed

12 events — show timeline

• 2026-04-25 Pending — AcadianaMLS
• 2026-04-25 Pending — GSREIN
• 2026-03-12 Listed $95,000 GSREIN
• 2026-03-12 Listed $95,000 AcadianaMLS
• 2022-01-10 Sold (Public Records) $75,000 Public Records
• 2022-01-05 Sold (MLS) $75,000 GSREIN
• 2021-12-27 Pending — GSREIN
• 2021-12-07 Relisted — GSREIN
• 2021-11-30 Pending — GSREIN
• 2021-10-25 Price Changed $109,900 GSREIN
• 2021-10-18 Listed $109,900 AcadianaMLS
• 2021-10-18 Listed $119,900 GSREIN

Property tax history

+0.1%/yr

Latest (2025): $1,044 · -6.1% YoY. Source: county tax records.