365 Olive Dr · Slidell, LA 70458

$190,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 443 Days on market

Built 1978 $142/sqft · 13% above area Est $205k · 7% under

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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 +16.1/30.0
• ARV discount +10.7/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• 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

MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

Key facts

• Parking
• Built 1978
• Listed 443 days

Tags

• COMPLETELY RENOVATED HOME
• DURABLE LAMINATE FLOORS
• SPACIOUS FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $169k (11.2% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 443 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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 $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 443 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $204,575
• List price: $190,000
• Delta: -7.12%
• 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
3858 Eton St	0.22mi	3/2.0	1,367 (+2%)	1mo	$188,000	$138	86
328 Hickory Dr	0.12mi	3/1.0	1,350 (+1%)	4mo	$137,000	$101	86
471 Olive Dr	0.20mi	3/2.0	1,238 (-8%)	6mo	$150,000	$121	72
2872 Slidell Ave	0.58mi	3/1.0	1,338 (-0%)	1mo	$139,000	$104	67
156 Greencrest Dr	0.70mi	3/2.0	1,350 (+1%)	0mo	$130,000	$96	66
3637 Riviera Dr	0.35mi	3/2.0	1,200 (-11%)	2mo	$138,000	$115	65
136 Palm Springs Dr	0.66mi	3/1.5	1,348 (+0%)	5mo	$170,000	$126	62
931 Hailey Ave	0.53mi	3/2.0	1,445 (+8%)	2mo	$141,000	$98	61
3844 Riviera Dr	0.41mi	3/1.5	1,466 (+9%)	6mo	$150,000	$102	59
3046 Slidell Ave	0.51mi	4/1.0 (+1)	1,253 (-7%)	4mo	$85,000	$68	52
127 Whitehall Dr	0.49mi	4/2.0 (+1)	1,475 (+10%)	5mo	$145,000	$98	51
140 Greencrest Dr	0.73mi	3/2.0	1,480 (+10%)	1mo	$176,000	$119	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-27,104
• Equity at exit: $28,330

10-year hold

• IRR: -8.3%
• Equity multiple: 0.51×
• Total profit: $-25,809
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$996
• Tax from tax record: −$159 /mo · $1,914/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $98

Break-even live

Break-even rent $1,563

Max offer price $190,000

Occupancy floor 89%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.19mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.37mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.51mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.52mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.59mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	0.63mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.63mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	0.64mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	23d	1	0.64mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	0.70mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	3d	8	0.75mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	1d	46	1.40mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	1d	31	1.42mi

Listing history 33 events

1. 2026-06-18
   days on market $190,000 Active 443 DOM
2. 2026-06-17
   days on market $190,000 Active 442 DOM
3. 2026-06-16
   days on market $190,000 Active 441 DOM
4. 2026-06-15
   days on market $190,000 Active 440 DOM
5. 2026-06-13
   pricedays on market $190,000 Active 438 DOM
6. 2026-06-10
   days on market $199,999 Active 435 DOM
7. 2026-06-09
   days on market $199,999 Active 434 DOM
8. 2026-06-08
   days on market $199,999 Active 433 DOM
9. 2026-06-07
   days on market $199,999 Active 432 DOM
10. 2026-06-03
    days on market $199,999 Active 428 DOM
11. 2026-06-02
    days on market $199,999 Active 427 DOM
12. 2026-06-01
    days on market $199,999 Active 426 DOM
13. 2026-05-31
    days on market $199,999 Active 425 DOM
14. 2025-09-30
    status Active 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

15. 2025-09-15
    historical 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

16. 2025-05-05
    price $199,999 468-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

17. 2025-05-05
    price $199,999 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

18. 2025-03-27
    price $205,000 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

19. 2025-03-27
    price $200,000 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

20. 2025-03-23
    price $205,000 468-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

21. 2025-03-23
    price $205,000 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

22. 2025-03-17
    listed $210,000 Active 468-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

23. 2025-03-17
    listed $210,000 Active 469-char remark

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

24. 2025-03-17
    listed $199,999

    Show marketing remark (469 chars)

    MUST SEE!!! This quaint, 3 bedroom 2 bath, completely renovated home is located in the quiet subdivision of Magnolia Heights in beautiful Slidell, La. ! ALL NEW HVAC, ELECTRIC, PLUMBING, TANKLESS HOT WATER HEATER AND ROOF. The kitchen is outfitted with custom Butcher Block countertops, porcelain cast iron kitchen sink, and elegant durable laminate floors throughout! Also includes a spacious fenced in backyard for pet lovers. Also, Blocks from Slidell Parade Routes!

25. 2024-07-11
    price $200,000
26. 2024-07-09
    price $205,000
27. 2024-06-19
    price $208,000
28. 2024-05-15
    listed $200,000
29. 2023-11-27
    price $215,000
30. 2023-10-04
    price $220,000
31. 2023-08-09
    listed $215,000
32. 2023-03-06
    soldstatus $85,000
33. 2006-04-11
    soldstatus $35,000

ⓘ 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: $1,914 · $159/mo
• Projected year-2 tax: $1,914 · $159/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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $20,254
• − Mortgage interest: −$10,643
• − Property taxes: −$1,914
• − Insurance: −$950
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,527
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,665/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
• 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

+471.4% since first listed

20 events — show timeline

• 2025-09-30 Relisted — GSREIN
• 2025-09-15 Listing Removed — GSREIN
• 2025-05-05 Price Changed $199,999 AcadianaMLS
• 2025-05-05 Price Changed $199,999 GSREIN
• 2025-03-27 Price Changed $205,000 GSREIN
• 2025-03-27 Price Changed $200,000 GSREIN
• 2025-03-23 Price Changed $205,000 AcadianaMLS
• 2025-03-23 Price Changed $205,000 GSREIN
• 2025-03-17 Listed $199,999 AcadianaMLS
• 2025-03-17 Listed $210,000 GSREIN
• 2025-03-17 Listed $210,000 AcadianaMLS
• 2024-07-11 Price Changed $200,000 GSREIN
• 2024-07-09 Price Changed $205,000 GSREIN
• 2024-06-19 Price Changed $208,000 GSREIN
• 2024-05-15 Listed $200,000 AcadianaMLS
• 2023-11-27 Price Changed $215,000 GSREIN
• 2023-10-04 Price Changed $220,000 GSREIN
• 2023-08-09 Listed $215,000 AcadianaMLS
• 2023-03-06 Sold (Public Records) $85,000 Public Records
• 2006-04-11 Sold (Public Records) $35,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,914 · -6.2% YoY. Source: county tax records.