2031 Barbara Dr · Slidell, LA 70458

$169,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 87 Days on market

Built 2003 $134/sqft · 20% below area Est $212k · 20% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• 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

Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

Key facts

• Covered carport
• Spacious back yard
• Conveniently located

Tags

• SPACIOUS BACK YARD
• COVERED CARPORT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.2% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 87 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $169k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $211,650
• List price: $169,000
• Delta: -20.15%
• 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
1951 Beth Dr	0.12mi	3/2.0	1,227 (-3%)	0mo	$192,500	$157	90
1744 Nellie Dr	0.41mi	3/2.0	1,260 (0%)	6mo	$212,000	$168	76
1553 Susan Ln	0.33mi	2/2.0 (-1)	1,201 (-5%)	4mo	$180,000	$150	69
57360 Cedar Ave	0.70mi	3/2.0	1,231 (-2%)	1mo	$185,900	$151	63
3004 Terrace Ave	0.60mi	4/2.0 (+1)	1,306 (+4%)	2mo	$167,500	$128	60
1706 Mary Dr	0.51mi	3/2.0	1,406 (+12%)	2mo	$227,000	$161	55
57453 Cedar Ave	0.60mi	3/2.0	1,371 (+9%)	3mo	$232,500	$170	55
1657 Eastwood Dr	0.61mi	3/2.0	1,344 (+7%)	7mo	$224,500	$167	55
57288 Beech Ave	0.73mi	3/2.0	1,302 (+3%)	11mo	$124,500	$96	51
57449 Cedar Ave	0.61mi	3/2.0	1,370 (+9%)	13mo	$230,000	$168	46
1464 Briarwood St	0.75mi	3/2.0	1,400 (+11%)	10mo	$155,000	$111	38
1565 Queens Dr	0.73mi	3/2.0	1,445 (+15%)	8mo	$165,000	$114	35

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,704
• Equity at exit: $25,198

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,157
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$886
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $303

Break-even live

Break-even rent $1,286

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $398	-5% $351	+0% $303	+5% $255	+10% $207
Rent	-10% $171	-5% $237	+0% $303	+5% $369	+10% $435
Rate	-1.0pp $388	-0.5pp $346	base $303	+0.5pp $259	+1.0pp $214

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	0.03mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	44d	1	0.37mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	4d	1	0.38mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	0.52mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	24d	1	0.62mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	17d	1	0.63mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	15d	1	0.63mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	0.74mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	44d	1	0.79mi
57389 Brookter Rd Slidell, LA	2.0	1.0	971	$1,200	$1.24	20d	1	0.81mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	0.83mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	44d	1	0.88mi
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	0.95mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.95mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.02mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.02mi
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	24d	1	1.03mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.03mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.06mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	1.13mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	44d	1	1.15mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	4d	1	1.22mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	1.28mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	4d	1	1.29mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	11d	1	1.29mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	4d	1	1.32mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	44d	1	1.39mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	3d	1	1.42mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.42mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	24d	1	1.44mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	44d	1	1.44mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	44d	1	1.46mi
1513 Savannah Dr Slidell, LA	2.0	1.5	1000	$1,150	$1.15	3d	1	1.46mi
1918 Hempstead Dr Unit NA Slidell, LA	4.0	2.0	1615	$1,750	$1.08	24d	1	1.48mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	1.48mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	1.49mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $169,000 Pending 87 DOM
2. 2026-06-10
   days on market $169,000 Active 86 DOM
3. 2026-06-09
   days on market $169,000 Active 85 DOM
4. 2026-06-08
   days on market $169,000 Active 84 DOM
5. 2026-06-07
   days on market $169,000 Active 83 DOM
6. 2026-06-03
   days on market $169,000 Active 79 DOM
7. 2026-06-02
   days on market $169,000 Active 78 DOM
8. 2026-06-01
   days on market $169,000 Active 77 DOM
9. 2026-05-31
   days on market $169,000 Active 76 DOM
10. 2026-04-29
    status Active 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

11. 2026-04-29
    status Active 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

12. 2026-04-19
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

13. 2026-04-19
    historical Active Under Contract 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

14. 2026-04-15
    price $169,000 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

15. 2026-04-15
    price $169,000 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

16. 2026-03-16
    listed $179,000 Active 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

17. 2026-03-16
    listed $179,000 Active 177-char remark

    Show marketing remark (177 chars)

    Move in ready home, C flood zone, spacious back yard, covered carport 3br/2 ba conveniently located next Fremaux shopping center, restaurants, etc. a few minutes away from I-10.

18. 2018-12-20
    soldstatus $111,000
19. 2018-12-10
    soldstatus $111,000 Sold
20. 2018-12-03
    historical Pending Continue to Show
21. 2018-11-28
    listed $119,000 Active
22. 2018-11-28
    listed $119,000
23. 2003-03-17
    soldstatus $91,900

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$221/yr (+$18/mo · 31.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,027
• − Mortgage interest: −$9,467
• − Property taxes: −$709
• − Insurance: −$845
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,916
• Taxable income: $886
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $3,420/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

+83.9% since first listed

14 events — show timeline

• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-29 Relisted — GSREIN
• 2026-04-19 Pending — AcadianaMLS
• 2026-04-19 Contingent — GSREIN
• 2026-04-15 Price Changed $169,000 AcadianaMLS
• 2026-04-15 Price Changed $169,000 GSREIN
• 2026-03-16 Listed $179,000 GSREIN
• 2026-03-16 Listed $179,000 AcadianaMLS
• 2018-12-20 Sold (Public Records) $111,000 Public Records
• 2018-12-10 Sold (MLS) $111,000 GSREIN
• 2018-12-03 Contingent — GSREIN
• 2018-11-28 Listed $119,000 AcadianaMLS
• 2018-11-28 Listed $119,000 GSREIN
• 2003-03-17 Sold (Public Records) $91,900 Public Records

Property tax history

-4.8%/yr

Latest (2025): $709 · -3.8% YoY. Source: county tax records.