111 E Queens Dr · Slidell, LA 70458

$154,900

4 bd · 2.0 ba · 2,180 sqft · SingleFamily public records · 140 Days on market

Built 1977 7,840 sqft lot $71/sqft · 44% below area Est $227k · 32% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it's a fantastic opportunity to create your dream home! Flood Zone AE

Key facts

• 7,840 sq ft lot
• Garage
• Built 1977

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 34% 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 $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 140 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $45k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $227,152
• List price: $154,900
• Delta: -31.81%
• 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
155 Timbers Dr	0.44mi	4/2.0	2,225 (+2%)	2mo	$249,700	$112	75
165 Whisperwood Blvd	0.39mi	4/2.0	2,100 (-4%)	4mo	$175,437	$84	73
150 Whisperwood Blvd	0.43mi	4/2.0	2,330 (+7%)	3mo	$204,600	$88	66
435 Country Club Blvd	0.44mi	3/2.5 (-1)	2,038 (-6%)	5mo	$233,000	$114	58
428 E Redbud Dr	0.53mi	4/2.5	2,465 (+13%)	3mo	$285,000	$116	49
676 Ridgefield Dr	0.73mi	4/3.0	2,072 (-5%)	6mo	$320,000	$154	49
633 High Ridge Loop Dr	0.70mi	4/3.0	2,397 (+10%)	1mo	$351,400	$147	46
112 Driftwood Cir	0.60mi	4/2.0	1,898 (-13%)	6mo	$245,000	$129	45
609 Haaswood Ln	0.61mi	4/2.0	1,875 (-14%)	4mo	$313,000	$167	44
804 S Hawthorn Ct	0.55mi	3/2.5 (-1)	2,432 (+12%)	8mo	$345,000	$142	42
238 Ashton Parc	0.71mi	4/3.0	2,397 (+10%)	8mo	$343,000	$143	40
612 High Ridge Loop	0.73mi	3/2.0 (-1)	1,887 (-13%)	3mo	$320,000	$170	36

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-15,159
• Equity at exit: $23,096

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-8,060
• Equity at exit: $13,393

Cash invested: $43,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$812
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $201

Break-even live

Break-even rent $1,786

Max offer price $154,900

Occupancy floor 85%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	0.12mi
407 E Redbud Dr Slidell, LA	4.0	2.5	2400	$2,500	$1.04	43d	1	0.42mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	0.51mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.53mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	43d	1	0.53mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	43d	1	0.55mi
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	11d	1	0.65mi
102 N Dabney Dr Slidell, LA	3.0	2.0	2432	$2,800	$1.15	16d	1	0.71mi
111 Heather Dr Slidell, LA	3.0	2.0	2112	$1,750	$0.83	43d	1	0.72mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	43d	1	0.74mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	3d	1	0.81mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	43d	1	0.87mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	43d	1	0.96mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	1.16mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	1.16mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	1.29mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.33mi

Listing history 31 events

1. 2026-06-18
   days on market $154,900 Active 140 DOM
2. 2026-06-17
   days on market $154,900 Active 139 DOM
3. 2026-06-16
   days on market $154,900 Active 138 DOM
4. 2026-06-15
   status $154,900 Active 137 DOM
5. 2026-06-15
   days on market $154,900 Active Under Contract 137 DOM
6. 2026-06-13
   days on market $154,900 Active Under Contract 135 DOM
7. 2026-06-10
   days on market $154,900 Active Under Contract 132 DOM
8. 2026-06-09
   days on market $154,900 Active Under Contract 131 DOM
9. 2026-06-08
   days on market $154,900 Active Under Contract 130 DOM
10. 2026-06-07
    statusdays on market $154,900 Active Under Contract 129 DOM
11. 2026-06-03
    days on market $154,900 Active 125 DOM
12. 2026-06-02
    days on market $154,900 Active 124 DOM
13. 2026-06-01
    days on market $154,900 Active 123 DOM
14. 2026-05-31
    days on market $154,900 Active 122 DOM
15. 2026-05-14
    price $154,900 334-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

16. 2026-05-14
    price $154,900 340-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

17. 2026-05-01
    status Active 334-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

18. 2026-05-01
    status Active 340-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

19. 2026-05-01
    historical 340-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

20. 2026-03-06
    price $180,000 334-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

21. 2026-03-06
    price $180,000 340-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

22. 2026-01-28
    price $199,990 340-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

23. 2026-01-28
    listed $199,990 Active 334-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

24. 2026-01-28
    listed $199,900 Active 340-char remark

    Show marketing remark (340 chars)

    Nestled in the heart of Slidell, this 4-bedroom, 2-bath home offers approximately 1,780 square feet on a 0.18-acre interior lot. With an open floor plan, two living areas, and two cozy fireplaces, this property invites warmth and potential. Ready for your updates, it’s a fantastic opportunity to create your dream home! Flood Zone AE

25. 2015-01-29
    soldstatus $134,900
26. 2015-01-28
    soldstatus $134,900
27. 2014-11-09
    listed $135,900
28. 2014-11-09
    listed $135,900
29. 2012-12-07
    listed $139,900
30. 2012-12-07
    listed $139,900
31. 2002-04-15
    soldstatus $67,732

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $1,290 · $107/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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $24,483
• − Mortgage interest: −$8,677
• − Property taxes: −$1,290
• − Insurance: −$5,893
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$4,506
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,363/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): 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

+128.7% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $154,900 AcadianaMLS
• 2026-05-14 Price Changed $154,900 GSREIN
• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GSREIN
• 2026-05-01 Listing Removed — GSREIN
• 2026-03-06 Price Changed $180,000 AcadianaMLS
• 2026-03-06 Price Changed $180,000 GSREIN
• 2026-01-28 Price Changed $199,990 GSREIN
• 2026-01-28 Listed $199,900 GSREIN
• 2026-01-28 Listed $199,990 AcadianaMLS
• 2015-01-29 Sold (Public Records) $134,900 Public Records
• 2015-01-28 Sold (MLS) $134,900 GSREIN
• 2014-11-09 Listed $135,900 AcadianaMLS
• 2014-11-09 Listed $135,900 GSREIN
• 2012-12-07 Listed $139,900 GSREIN
• 2012-12-07 Listed $139,900 AcadianaMLS
• 2002-04-15 Sold (Public Records) $67,732 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,290 · -3.8% YoY. Source: county tax records.