307 Westminster Dr · Slidell, LA 70460

$205,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 93 Days on market

Built 1988 7,405 sqft lot $144/sqft · 9% below area Est $224k · 9% under $17/mo HOA · 1% of rent

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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 +15.2/30.0
• ARV discount +11.4/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bedroom, 2-bath home featuring a spacious living room with vaulted ceilings and a cozy fireplace. The home offers hard surface flooring throughout with no carpet for easy maintenance. All bedrooms include walk-in closets, providing plenty of storage space. The bathrooms feature updated vanities with modern countertops, contemporary fixtures, and a tub/shower combination. Great layout with natural light and comfortable living areas, suitable for everyday living or entertaining. Community swimming pool with a Regulation size swimming pool and a Baby Pool for the little ones. In addition, to 2 playgrounds which are located throughout the Subdivision. Located in a no flood zone, offering added peace of mind. Schedule your showing today!

Key facts

• 2 playgrounds
• Walk-in closets
• Updated vanities

Tags

• HARD SURFACE FLOORING
• WALK-IN CLOSETS
• UPDATED VANITIES
• REGULATION SIZE SWIMMING POOL
• BABY POOL
• 2 PLAYGROUNDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $73 ($877/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 $174k (14.9% below list).
• Recommended offer: $174k (14.9% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 33% of the median local income ($63k/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 $6k 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 93 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $144k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,475 (14.9% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $224,423
• List price: $205,000
• Delta: -8.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Drury Ln	0.19mi	3/2.0	1,470 (+3%)	3mo	$171,000	$116	84
222 Queen Anne Dr	0.17mi	3/2.0	1,479 (+4%)	4mo	$176,500	$119	83
35378 Liberty Dr	0.37mi	3/2.0	1,411 (-1%)	3mo	$240,000	$170	78
211 Holmes Dr	0.09mi	3/2.0	1,560 (+9%)	3mo	$235,000	$151	78
205 Drury Ln	0.21mi	4/2.0 (+1)	1,485 (+4%)	2mo	$219,900	$148	77
213 Drury Ln	0.17mi	3/2.0	1,588 (+11%)	1mo	$191,000	$120	73
313 Westminster Dr	0.03mi	4/2.0 (+1)	1,600 (+12%)	2mo	$210,000	$131	72
217 Portsmouth Dr	0.10mi	4/2.0 (+1)	1,576 (+10%)	2mo	$220,000	$140	71
422 Portsmouth Dr	0.28mi	3/2.0	1,290 (-10%)	2mo	$105,320	$82	69
35521 Devon Dr	0.41mi	3/2.0	1,322 (-7%)	3mo	$205,000	$155	66
1715 W Hall Ave	0.65mi	3/2.0	1,550 (+8%)	1mo	$82,000	$53	55
35593 Devon Dr	0.46mi	2/1.0 (-1)	1,262 (-12%)	2mo	$155,500	$123	48

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-23,347
• Equity at exit: $30,566

10-year hold

• IRR: 1.8%
• Equity multiple: 1.15×
• Total profit: $8,397
• Equity at exit: $17,725

Cash invested: $57,400 (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: 241
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$85
• HOA: −$17
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $73

Break-even live

Break-even rent $1,652

Max offer price $205,000

Occupancy floor 91%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	0.21mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	44d	1	0.38mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	43d	1	0.39mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	43d	1	0.78mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	43d	1	0.90mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	43d	1	1.08mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	43d	1	1.22mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	23d	1	1.38mi
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	43d	1	1.40mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	1.50mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: landscapingpool

Listing history 24 events

1. 2026-06-18
   days on market $205,000 Active 93 DOM
2. 2026-06-17
   days on market $205,000 Active 92 DOM
3. 2026-06-16
   days on market $205,000 Active 91 DOM
4. 2026-06-15
   days on market $205,000 Active 90 DOM
5. 2026-06-13
   days on market $205,000 Active 88 DOM
6. 2026-06-10
   days on market $205,000 Active 85 DOM
7. 2026-06-09
   days on market $205,000 Active 84 DOM
8. 2026-06-08
   days on market $205,000 Active 83 DOM
9. 2026-06-07
   days on market $205,000 Active 82 DOM
10. 2026-06-03
    days on market $205,000 Active 78 DOM
11. 2026-06-02
    days on market $205,000 Active 77 DOM
12. 2026-06-01
    days on market $205,000 Active 76 DOM
13. 2026-05-31
    days on market $205,000 Active 75 DOM
14. 2026-04-18
    price $209,999 754-char remark

    Show marketing remark (754 chars)

    Beautiful 3-bedroom, 2-bath home featuring a spacious living room with vaulted ceilings and a cozy fireplace. The home offers hard surface flooring throughout with no carpet for easy maintenance. All bedrooms include walk-in closets, providing plenty of storage space. The bathrooms feature updated vanities with modern countertops, contemporary fixtures, and a tub/shower combination. Great layout with natural light and comfortable living areas, suitable for everyday living or entertaining. Community swimming pool with a Regulation size swimming pool and a Baby Pool for the little ones. In addition, to 2 playgrounds which are located throughout the Subdivision. Located in a no flood zone, offering added peace of mind. Schedule your showing today!

15. 2026-04-18
    price $209,999 754-char remark

    Show marketing remark (754 chars)

    Beautiful 3-bedroom, 2-bath home featuring a spacious living room with vaulted ceilings and a cozy fireplace. The home offers hard surface flooring throughout with no carpet for easy maintenance. All bedrooms include walk-in closets, providing plenty of storage space. The bathrooms feature updated vanities with modern countertops, contemporary fixtures, and a tub/shower combination. Great layout with natural light and comfortable living areas, suitable for everyday living or entertaining. Community swimming pool with a Regulation size swimming pool and a Baby Pool for the little ones. In addition, to 2 playgrounds which are located throughout the Subdivision. Located in a no flood zone, offering added peace of mind. Schedule your showing today!

16. 2026-03-17
    listed $220,000 Active 754-char remark

    Show marketing remark (754 chars)

    Beautiful 3-bedroom, 2-bath home featuring a spacious living room with vaulted ceilings and a cozy fireplace. The home offers hard surface flooring throughout with no carpet for easy maintenance. All bedrooms include walk-in closets, providing plenty of storage space. The bathrooms feature updated vanities with modern countertops, contemporary fixtures, and a tub/shower combination. Great layout with natural light and comfortable living areas, suitable for everyday living or entertaining. Community swimming pool with a Regulation size swimming pool and a Baby Pool for the little ones. In addition, to 2 playgrounds which are located throughout the Subdivision. Located in a no flood zone, offering added peace of mind. Schedule your showing today!

17. 2026-03-17
    listed $220,000 Active 754-char remark

    Show marketing remark (754 chars)

    Beautiful 3-bedroom, 2-bath home featuring a spacious living room with vaulted ceilings and a cozy fireplace. The home offers hard surface flooring throughout with no carpet for easy maintenance. All bedrooms include walk-in closets, providing plenty of storage space. The bathrooms feature updated vanities with modern countertops, contemporary fixtures, and a tub/shower combination. Great layout with natural light and comfortable living areas, suitable for everyday living or entertaining. Community swimming pool with a Regulation size swimming pool and a Baby Pool for the little ones. In addition, to 2 playgrounds which are located throughout the Subdivision. Located in a no flood zone, offering added peace of mind. Schedule your showing today!

18. 2025-10-07
    soldstatus $143,550
19. 2025-08-13
    price $100,000
20. 2025-07-31
    listed $185,000 Active
21. 2003-08-25
    listed $99,500
22. 1997-06-10
    soldstatus $72,000
23. 1996-11-04
    listed $72,000
24. 1996-11-04
    listed $72,000

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,533 · $128/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 6/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $20,937
• − Mortgage interest: −$11,483
• − Property taxes: −$1,533
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$204
• − Depreciation: −$5,964
• Taxable loss: −$2,622
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $1,507/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): 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

+191.7% since first listed

11 events — show timeline

• 2026-04-18 Price Changed $209,999 AcadianaMLS
• 2026-04-18 Price Changed $209,999 GSREIN
• 2026-03-17 Listed $220,000 GSREIN
• 2026-03-17 Listed $220,000 AcadianaMLS
• 2025-10-07 Sold (Public Records) $143,550 Public Records
• 2025-08-13 Price Changed $100,000 AcadianaMLS
• 2025-07-31 Listed $185,000 AcadianaMLS
• 2003-08-25 Listed $99,500 AcadianaMLS
• 1997-06-10 Sold (MLS) $72,000 GSREIN
• 1996-11-04 Listed $72,000 AcadianaMLS
• 1996-11-04 Listed $72,000 GSREIN

Property tax history

-0.5%/yr

Latest (2025): $1,533 · -3.9% YoY. Source: county tax records.