207 Spartan Loop · Slidell, LA 70458

$309,900

4 bd · 2.0 ba · 2,421 sqft · SingleFamily public records · 27 Days on market

Built 2002 8,712 sqft lot Est $312k · at est.

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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).

• Cash flow +12.6/30.0
• ARV discount +7.8/15.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bath home in desirable Spartan Trace offering approximately 2,359 sq ft of comfortable single-story living with fantastic indoor and outdoor entertaining spaces. Step inside to a welcoming foyer with decorative glass front door that leads into a spacious, open-concept living room featuring high ceilings, recessed lighting, neutral colors, and a cozy corner fireplace. A wall of windows along the back of the home floods the living and dining areas with natural light and frames peaceful views of the backyard. The generous kitchen is great for everyday living and gatherings, with extensive cabinet storage, solid-surface counters, stainless appliances, double wall ovens, center cooktop, breakfast bar seating, and a bright breakfast area with direct access to the rear deck. A separate flex room off the foyer offers options for a formal dining room, office, or playroom. The private primary suite features a tray ceiling and enough space for a king bed plus sitting area, while the ensuite bath offers a relaxing soaking tub, separate shower, double-sink vanity with makeup area, and large closet. Three additional bedrooms with wood-look flooring share a well-appointed hall bath, and there is a dedicated laundry room with storage and utility sink. Outside, enjoy a deep, fully fenced yard that backs to trees for added privacy, along with an elevated deck great for grilling and outdoor entertaining, plus attractive curb appeal and an attached 2-car garage.

Key facts

• Wall of windows
• 8,712 sq ft lot
• Garage

Tags

• DECORATIVE GLASS FRONT DOOR
• OPEN-CONCEPT LIVING ROOM
• COZY CORNER FIREPLACE
• WALL OF WINDOWS
• EXTENSIVE CABINET STORAGE
• SOLID-SURFACE COUNTERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-41 ($-492/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (19.1% below list).
• Recommended offer: $251k (19.1% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $9k 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 27 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $260k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,835 (19.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $312,309
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Spartan Loop	0.00mi	4/2.0	2,359 (-3%)	1mo	$305,000	$129	95
125 Cypress Lakes Dr	0.21mi	4/3.0	2,379 (-2%)	0mo	$459,000	$193	83
277 Cypress Lakes Dr	0.56mi	4/2.5	2,480 (+2%)	0mo	$350,000	$141	68
201 Annette Dr	0.51mi	4/2.0	2,235 (-8%)	1mo	$285,000	$128	62
3744 Croydon St	0.64mi	4/3.0	2,452 (+1%)	4mo	$250,000	$102	60
105 Parkbrook Cir	0.61mi	4/2.0	2,231 (-8%)	1mo	$165,000	$74	58
3901 Riviera Dr	0.50mi	5/2.0 (+1)	2,234 (-8%)	2mo	$157,000	$70	57
3902 Croydon St	0.43mi	3/2.0 (-1)	2,156 (-11%)	1mo	$230,000	$107	56
204 Annette Dr	0.55mi	4/2.0	2,110 (-13%)	2mo	$299,500	$142	52
273 Cypress Lakes Dr	0.54mi	5/3.0 (+1)	2,634 (+9%)	1mo	$410,000	$156	50
285 Palm Springs Dr	0.47mi	4/2.0	2,068 (-15%)	5mo	$205,000	$99	50
197 Cypress Lakes Dr	0.33mi	5/3.0 (+1)	2,759 (+14%)	4mo	$420,000	$152	49

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-56,669
• Equity at exit: $46,207

10-year hold

• IRR: -14.6%
• Equity multiple: 0.22×
• Total profit: $-67,990
• Equity at exit: $26,794

Cash invested: $86,772 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-41

Break-even live

Break-even rent $2,560

Max offer price $302,652

Occupancy floor 97%

Sensitivity live

Price	-10% $134	-5% $47	+0% $-41	+5% $-129	+10% $-216
Rent	-10% $-239	-5% $-140	+0% $-41	+5% $58	+10% $157
Rate	-1.0pp $115	-0.5pp $38	base $-41	+0.5pp $-121	+1.0pp $-203

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	45d	1	0.50mi
101 Moonraker Dr Slidell, LA	3.0	2.0	1811	$2,300	$1.27	25d	1	1.13mi
3106 Little Pl Slidell, LA	3.0	3.0	3000	$4,900	$1.63	4d	1	1.18mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	3d	1	1.21mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	4d	1	1.22mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	3d	1	1.24mi
119 Ondine Ln Slidell, LA	4.0	2.0	2616	$3,000	$1.15	45d	1	1.42mi
228 Constellation Dr Slidell, LA	3.0	2.0	1724	$2,300	$1.33	22d	1	1.48mi

Listing history 6 events

1. 2026-04-15
   status Pending 1489-char remark

   Show marketing remark (1489 chars)

   Beautiful 4-bedroom, 2-bath home in desirable Spartan Trace offering approximately 2,359 sq ft of comfortable single-story living with fantastic indoor and outdoor entertaining spaces. Step inside to a welcoming foyer with decorative glass front door that leads into a spacious, open-concept living room featuring high ceilings, recessed lighting, neutral colors, and a cozy corner fireplace. A wall of windows along the back of the home floods the living and dining areas with natural light and frames peaceful views of the backyard. The generous kitchen is great for everyday living and gatherings, with extensive cabinet storage, solid-surface counters, stainless appliances, double wall ovens, center cooktop, breakfast bar seating, and a bright breakfast area with direct access to the rear deck. A separate flex room off the foyer offers options for a formal dining room, office, or playroom. The private primary suite features a tray ceiling and enough space for a king bed plus sitting area, while the ensuite bath offers a relaxing soaking tub, separate shower, double-sink vanity with makeup area, and large closet. Three additional bedrooms with wood-look flooring share a well-appointed hall bath, and there is a dedicated laundry room with storage and utility sink. Outside, enjoy a deep, fully fenced yard that backs to trees for added privacy, along with an elevated deck great for grilling and outdoor entertaining, plus attractive curb appeal and an attached 2-car garage.

2. 2026-04-15
   status Pending

   Show marketing remark (1489 chars)

   Beautiful 4-bedroom, 2-bath home in desirable Spartan Trace offering approximately 2,359 sq ft of comfortable single-story living with fantastic indoor and outdoor entertaining spaces. Step inside to a welcoming foyer with decorative glass front door that leads into a spacious, open-concept living room featuring high ceilings, recessed lighting, neutral colors, and a cozy corner fireplace. A wall of windows along the back of the home floods the living and dining areas with natural light and frames peaceful views of the backyard. The generous kitchen is great for everyday living and gatherings, with extensive cabinet storage, solid-surface counters, stainless appliances, double wall ovens, center cooktop, breakfast bar seating, and a bright breakfast area with direct access to the rear deck. A separate flex room off the foyer offers options for a formal dining room, office, or playroom. The private primary suite features a tray ceiling and enough space for a king bed plus sitting area, while the ensuite bath offers a relaxing soaking tub, separate shower, double-sink vanity with makeup area, and large closet. Three additional bedrooms with wood-look flooring share a well-appointed hall bath, and there is a dedicated laundry room with storage and utility sink. Outside, enjoy a deep, fully fenced yard that backs to trees for added privacy, along with an elevated deck great for grilling and outdoor entertaining, plus attractive curb appeal and an attached 2-car garage.

3. 2026-03-19
   listed $309,900 Active 1489-char remark

   Show marketing remark (1489 chars)

   Beautiful 4-bedroom, 2-bath home in desirable Spartan Trace offering approximately 2,359 sq ft of comfortable single-story living with fantastic indoor and outdoor entertaining spaces. Step inside to a welcoming foyer with decorative glass front door that leads into a spacious, open-concept living room featuring high ceilings, recessed lighting, neutral colors, and a cozy corner fireplace. A wall of windows along the back of the home floods the living and dining areas with natural light and frames peaceful views of the backyard. The generous kitchen is great for everyday living and gatherings, with extensive cabinet storage, solid-surface counters, stainless appliances, double wall ovens, center cooktop, breakfast bar seating, and a bright breakfast area with direct access to the rear deck. A separate flex room off the foyer offers options for a formal dining room, office, or playroom. The private primary suite features a tray ceiling and enough space for a king bed plus sitting area, while the ensuite bath offers a relaxing soaking tub, separate shower, double-sink vanity with makeup area, and large closet. Three additional bedrooms with wood-look flooring share a well-appointed hall bath, and there is a dedicated laundry room with storage and utility sink. Outside, enjoy a deep, fully fenced yard that backs to trees for added privacy, along with an elevated deck great for grilling and outdoor entertaining, plus attractive curb appeal and an attached 2-car garage.

4. 2026-03-19
   listed $309,900 Active

   Show marketing remark (1489 chars)

   Beautiful 4-bedroom, 2-bath home in desirable Spartan Trace offering approximately 2,359 sq ft of comfortable single-story living with fantastic indoor and outdoor entertaining spaces. Step inside to a welcoming foyer with decorative glass front door that leads into a spacious, open-concept living room featuring high ceilings, recessed lighting, neutral colors, and a cozy corner fireplace. A wall of windows along the back of the home floods the living and dining areas with natural light and frames peaceful views of the backyard. The generous kitchen is great for everyday living and gatherings, with extensive cabinet storage, solid-surface counters, stainless appliances, double wall ovens, center cooktop, breakfast bar seating, and a bright breakfast area with direct access to the rear deck. A separate flex room off the foyer offers options for a formal dining room, office, or playroom. The private primary suite features a tray ceiling and enough space for a king bed plus sitting area, while the ensuite bath offers a relaxing soaking tub, separate shower, double-sink vanity with makeup area, and large closet. Three additional bedrooms with wood-look flooring share a well-appointed hall bath, and there is a dedicated laundry room with storage and utility sink. Outside, enjoy a deep, fully fenced yard that backs to trees for added privacy, along with an elevated deck great for grilling and outdoor entertaining, plus attractive curb appeal and an attached 2-car garage.

5. 2006-12-19
   soldstatus $260,000
6. 2002-08-06
   soldstatus $29,500

ⓘ 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: $3,220 · $268/mo
• Projected year-2 tax: $3,220 · $268/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 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $30,100
• − Mortgage interest: −$17,359
• − Property taxes: −$3,220
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$9,015
• Taxable loss: −$5,860
• Est. tax savings @ 24.0%: +$1,406
• After-tax cash flow: $914/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
• 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

+950.5% since first listed

6 events — show timeline

• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GSREIN
• 2026-03-19 Listed $309,900 GSREIN
• 2026-03-19 Listed $309,900 AcadianaMLS
• 2006-12-19 Sold (Public Records) $260,000 Public Records
• 2002-08-06 Sold (Public Records) $29,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $3,220 · -6.9% YoY. Source: county tax records.