143 W Chamale Cv #2 · Slidell, LA 70460

$109,500

2 bd · 2.0 ba · 1,127 sqft · Condo · 314 Days on market

Built 1983 Fair condition $97/sqft · 25% below area Est $146k · 25% under $495/mo HOA · 34% of rent ↓ 15% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• 1% rule +8.4/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• DSCR +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

Key facts

• Natural lighting
• Lawn care
• Close prox to marina

Tags

• NATURAL LIGHTING
• CLOSE PROX TO MARINA
• LAWN CARE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (12.7% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $96k (12.7% below list) — sets the bar for cash-flow.

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: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 61% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 245 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 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 314 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $95,600 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 6.2

CMA / ARV

• ARV (median comp): $146,233
• List price: $109,500
• Delta: -25.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.38×
• Total profit: $-19,128
• Equity at exit: $16,327

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-4,008
• Equity at exit: $9,468

Cash invested: $30,660 (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 70460

• Rents YoY: 5.9%
• Active inventory: 245
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$495
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-96

Break-even live

Break-even rent $1,584

Max offer price $95,600

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-58	+0% $-96	+5% $-134	+10% $-172
Rent	-10% $-212	-5% $-154	+0% $-96	+5% $-38	+10% $20
Rate	-1.0pp $-41	-0.5pp $-68	base $-96	+0.5pp $-124	+1.0pp $-153

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	26d	1	0.07mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	46d	1	0.07mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	46d	1	0.19mi
2594 Front St Unit 3 Slidell, LA	1.0	1.0	800	$1,250	$1.56	46d	1	0.41mi
2594 Front St Unit 2 Slidell, LA	1.0	1.0	1200	$1,450	$1.21	17d	1	0.41mi
110 Canulette Rd #12 Slidell, LA	1.0	1.0	1300	$1,000	$0.77	23d	1	0.56mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	46d	1	0.60mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	17d	1	0.60mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	46d	1	0.60mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	26d	1	0.66mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	26d	1	0.88mi
1112 Cousin St Slidell, LA	2.0	1.0	782	$1,100	$1.41	5d	1	0.91mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	19d	1	0.92mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	46d	1	0.93mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	5d	1	1.03mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	46d	1	1.12mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	5d	1	1.13mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	0d	1	1.16mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	46d	1	1.16mi
756 Gause Blvd Unit 38 Slidell, LA	2.0	2.0	814	$1,000	$1.23	5d	1	1.16mi
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	46d	1	1.18mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	26d	1	1.19mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	14d	1	1.38mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	46d	1	1.39mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	46d	1	1.44mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	46d	1	1.50mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: watersewertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $109,500 Active 314 DOM
2. 2026-06-17
   days on market $109,500 Active 313 DOM
3. 2026-06-16
   days on market $109,500 Active 312 DOM
4. 2026-06-15
   days on market $109,500 Active 311 DOM
5. 2026-06-13
   days on market $109,500 Active 309 DOM
6. 2026-06-10
   days on market $109,500 Active 306 DOM
7. 2026-06-09
   days on market $109,500 Active 305 DOM
8. 2026-06-08
   days on market $109,500 Active 304 DOM
9. 2026-06-07
   days on market $109,500 Active 303 DOM
10. 2026-06-03
    days on market $109,500 Active 299 DOM
11. 2026-06-02
    days on market $109,500 Active 298 DOM
12. 2026-06-01
    days on market $109,500 Active 297 DOM
13. 2026-05-31
    days on market $109,500 Active 296 DOM
14. 2026-04-29
    price $109,500 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

15. 2026-04-28
    price $109,500 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

16. 2026-03-07
    price $116,000 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

17. 2026-03-07
    price $116,000 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

18. 2025-10-14
    price $119,500 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

19. 2025-10-14
    price $119,500 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

20. 2025-08-08
    listed $129,500 Active 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

21. 2025-08-08
    listed $129,500 Active 503-char remark

    Show marketing remark (503 chars)

    WHY RENT when you can own your own home. Well -maintained condo just waiting for you. Come in and enjoy the natural lighting this home offers. Condo is in close prox. to a marina so you can enjoy taking your boat out for a relaxing ride. Condo is nestled amongst beautiful overgrown trees for shade. Condo fees pay for all exterior/common space maintenance, exterior insurance, roof, water, sewer, trash pickup, and lawn care. Schedule your showing today as this condo is priced to sell. Priced to sell.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,554
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − HOA: −$5,940
• − Depreciation: −$3,185
• Taxable loss: −$2,703
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $-504/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

A fair condition, slightly dated condo with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Major Deck — Significant rot and damage observed on the deck structure.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Replace carpet — Improves comfort and aesthetics, attracting more renters.
• Both Deck repair — Restores structural integrity and enhances outdoor living space.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Significant rot and damage observed on the deck structure.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Replace carpet — Improves comfort and aesthetics, attracting more renters. ↑
• Both Deck repair — Restores structural integrity and enhances outdoor living space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• 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

-15.4% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $109,500 AcadianaMLS
• 2026-04-28 Price Changed $109,500 GSREIN
• 2026-03-07 Price Changed $116,000 AcadianaMLS
• 2026-03-07 Price Changed $116,000 GSREIN
• 2025-10-14 Price Changed $119,500 AcadianaMLS
• 2025-10-14 Price Changed $119,500 GSREIN
• 2025-08-08 Listed $129,500 GSREIN
• 2025-08-08 Listed $129,500 AcadianaMLS