3127 Effie St · Slidell, LA 70458

$98,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 16 Days on market

Built 1960 Fair condition 7,405 sqft lot $136/sqft · 23% below area Est $128k · 23% under ↓ 2% since listing

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Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is open to reviewing all offers! 100% FINANCING AVAILABLE! NO MORTGAGE INSURANCE! GRANT MONEY AVAILABLE! NO INCOME LIMIT! ASK FOR DETAILS. Affordable homeownership starts here! This cozy 2-bedroom, 1-bath home offers a practical layout and a great opportunity for first-time buyers, downsizers, or investors. With a comfortable living area, functional kitchen, and spacious bedrooms, this home is ready for your personal touch. Conveniently located with easy access to local amenities, schools, shopping, and dining. Priced at just $98,000, this property offers exceptional value and the opportunity to own for less than the cost of renting. Please bring us an offer!!

Key facts

• 7,405 sq ft lot
• Built 1960
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Zoned schools: Glynn H. Brock Elementary School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 320 students, 79% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 70% FRL vs 40% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 738 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $678 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 16 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (median comp): $128,068
• List price: $98,000
• Delta: -23.48%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3129 Effie St	0.01mi	2/1.0	745 (+4%)	8mo	$125,000	$168	87
507 Spartan Dr #4203	1.30mi	1/1.0 (-1)	757 (+5%)	9mo	$115,000	$152	44
3838 Pontchartrain Dr Unit A-204	0.65mi	2/1.0	850 (+18%)	5mo	$52,000	$61	41
3838 Pontchartrain Dr Unit C109	0.67mi	2/1.0	850 (+18%)	4mo	$40,000	$47	40
3838 Pontchartrain Dr Unit A-104	0.67mi	2/1.0	850 (+18%)	5mo	$52,000	$61	40
3838 Pontchartrain Dr Unit A-205	0.67mi	2/1.0	850 (+18%)	6mo	$55,000	$65	39
3838 Pontchartrain Dr Unit B-205	0.67mi	2/1.0	850 (+18%)	6mo	$55,000	$65	39
3838 Pontchartrain Dr Unit C-208	0.67mi	2/1.0	850 (+18%)	6mo	$55,000	$65	39
3838 Pontchartrain Dr Unit B-102	0.67mi	2/1.0	850 (+18%)	7mo	$50,000	$59	38
3838 Pontchartrain Dr Unit A-203	0.67mi	2/1.0	850 (+18%)	7mo	$45,000	$53	38
720 Cousin St	1.00mi	2/1.0	819 (+14%)	5mo	$101,000	$123	38
503 Spartan Dr #2205	1.30mi	1/1.0 (-1)	851 (+18%)	8mo	$100,000	$118	28

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,838
• Equity at exit: $14,612

10-year hold

• IRR: 9.9%
• Equity multiple: 1.71×
• Total profit: $19,511
• Equity at exit: $8,473

Cash invested: $27,440 (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 →

Active competition Active MLS

• For sale now: 5 active · 7 under contract
• Median asking: $119,000 ($159/sqft)
• Median days on market: 16 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70458

• Rents YoY: 1.5%
• Active inventory: 738
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$514
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $307

Break-even live

Break-even rent $810

Max offer price $98,000

Occupancy floor 69%

Sensitivity live

Price	-10% $362	-5% $335	+0% $307	+5% $279	+10% $251
Rent	-10% $212	-5% $259	+0% $307	+5% $354	+10% $401
Rate	-1.0pp $356	-0.5pp $332	base $307	+0.5pp $281	+1.0pp $256

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: $24,500
• Closing costs: $2,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 Lincoln Ave Slidell, LA	1.0	1.0	505	$900	$1.78	14d	1	0.74mi
3109 Grandview Pl Slidell, LA	1.0	1.5	522	$950	$1.82	158d	1	0.96mi
301 Spartan Dr Slidell, LA	1.0–3.0	1.0–2.0	880	$1,228	$1.40	1d	11	1.20mi
36326 Salmen St Slidell, LA	1.0	1.0	650	$1,100	$1.69	14d	1	1.20mi
36326 Salmen St Apt A Slidell, LA	1.0	1.0	650	$1,100	$1.69	164d	1	1.20mi
36326 Salmen St Slidell, LA	1.0	1.0	650	$1,100	$1.69	6d	1	1.20mi
36326 Salmen St Unit B Slidell, LA	1.0	1.0	650	$1,100	$1.69	152d	1	1.20mi
511 Spartan Dr #6102 Slidell, LA	1.0	1.0	662	$1,000	$1.51	184d	1	1.30mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,688	$1.71	0d	21	1.39mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerNatural gas not available
• Home design: Single-family residenceTraditional styleOne story
• Construction: Slab foundationMetal roof

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-unit cooling

Listing history 50 events

1. 2026-11-08
   days on market $98,000 Active 16 DOM
2. 2026-11-07
   days on market $98,000 Active 15 DOM
3. 2026-11-06
   days on market $98,000 Active 14 DOM
4. 2026-11-05
   days on market $98,000 Active 13 DOM
5. 2026-11-04
   days on market $98,000 Active 12 DOM
6. 2026-11-02
   days on market $98,000 Active 10 DOM
7. 2026-11-01
   days on market $98,000 Active 9 DOM
8. 2026-10-31
   days on market $98,000 Active 8 DOM
9. 2026-10-30
   days on market $98,000 Active 7 DOM
10. 2026-10-29
    days on market $98,000 Active 6 DOM
11. 2026-10-28
    days on market $98,000 Active 5 DOM
12. 2026-10-27
    days on market $98,000 Active 4 DOM
13. 2026-10-26
    days on market $98,000 Active 3 DOM
14. 2026-10-25
    days on marketlisting id $98,000 Active 2 DOM
15. 2026-10-24
    days on market $98,000 Active 80 DOM
16. 2026-10-23
    days on market $98,000 Active 79 DOM
17. 2026-10-22
    days on market $98,000 Active 78 DOM
18. 2026-10-21
    days on market $98,000 Active 77 DOM
19. 2026-10-20
    days on market $98,000 Active 76 DOM
20. 2026-10-19
    days on market $98,000 Active 75 DOM
21. 2026-10-18
    days on market $98,000 Active 74 DOM
22. 2026-10-17
    days on market $98,000 Active 73 DOM
23. 2026-10-16
    days on market $98,000 Active 72 DOM
24. 2026-10-15
    days on market $98,000 Active 71 DOM
25. 2026-10-14
    days on market $98,000 Active 70 DOM
26. 2026-10-13
    days on market $98,000 Active 69 DOM
27. 2026-10-12
    days on market $98,000 Active 68 DOM
28. 2026-10-11
    days on market $98,000 Active 67 DOM
29. 2026-10-10
    days on market $98,000 Active 66 DOM
30. 2026-10-09
    days on market $98,000 Active 65 DOM
31. 2026-10-08
    days on market $98,000 Active 64 DOM
32. 2026-10-07
    days on market $98,000 Active 63 DOM
33. 2026-10-06
    days on market $98,000 Active 62 DOM
34. 2026-10-05
    days on market $98,000 Active 61 DOM
35. 2026-10-04
    days on market $98,000 Active 60 DOM
36. 2026-10-04
    days on market $98,000 Active 59 DOM
37. 2026-10-02
    days on market $98,000 Active 58 DOM
38. 2026-10-01
    days on market $98,000 Active 57 DOM
39. 2026-09-30
    days on market $98,000 Active 56 DOM
40. 2026-09-29
    days on market $98,000 Active 55 DOM
41. 2026-09-28
    days on market $98,000 Active 54 DOM
42. 2026-09-27
    days on market $98,000 Active 53 DOM
43. 2026-09-25
    days on market $98,000 Active 51 DOM
44. 2026-09-24
    days on market $98,000 Active 50 DOM
45. 2026-09-23
    days on market $98,000 Active 49 DOM
46. 2026-09-22
    days on market $98,000 Active 48 DOM
47. 2026-09-21
    days on market $98,000 Active 47 DOM
48. 2026-09-20
    days on market $98,000 Active 46 DOM
49. 2026-09-19
    days on market $98,000 Active 45 DOM
50. 2026-09-18
    days on market $98,000 Active 44 DOM

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/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 1/10 Low
• 🌡 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: $14,382
• − Mortgage interest: −$5,490
• − Property taxes: −$1,023
• − Insurance: −$490
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,851
• Taxable income: $2,227
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $3,147/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 · 9 photos

Fair 50/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This 2-bedroom, 1-bath home in Slidell is in fair condition with cosmetic updates needed to enhance its resale and rental value. The kitchen and bathroom could benefit from updates, and the interior walls and ceilings may need touch-ups. A professional HVAC inspection is recommended.

Components & finishes AI

Flooring tile Counters granite

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — visible damage to roof structure
• Major Windows (windows) — visible damage to window frames and glass
• Major Electrical (electrical) — visible damage to electrical wiring and fixtures
• Major Plumbing (plumbing) — visible damage to plumbing fixtures and pipes
• Major Exterior (exterior) — visible damage to exterior siding and trim

Repairs flagged

• Minor Kitchen backsplash — The backsplash appears outdated and could be replaced for a fresh look.
• Minor Bathroom fixtures — The fixtures in the bathroom may need updating for a more modern look.
• Minor Paint touch-ups — The paint on the interior walls and ceilings may need touch-ups for a fresh appearance.
• Minor HVAC inspection — A professional inspection is recommended to ensure the HVAC system is functioning properly and to identify any potential issues.

Value-add opportunities

• Both Paint interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace kitchen backsplash — A new backsplash can enhance the kitchen's aesthetic and functionality. ↑
• Both Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appeal. ↑
• Both Inspect and potentially replace HVAC system — A functional HVAC system is essential for comfort and energy efficiency, which can impact both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Glynn H. Brock Elementary School F LA #251/646 Nat'l #21,438/41,679 Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 13% of renters

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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%

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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%
• Languages at home: 93% English-only · Spanish 5% Vietnamese 1%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerNatural gas not available
• Home design: Single-family residenceTraditional styleOne story
• Construction: Slab foundationMetal roof

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-unit cooling

Price history

-2.0% since first listed

15 events — show timeline

• 2026-08-05 Listed $98,000 AcadianaMLS
• 2026-08-05 Listed $98,000 ROAM MLS
• 2026-08-05 Listed $98,000 GSREIN
• 2026-05-07 Price Changed $102,000 AcadianaMLS
• 2026-05-07 Price Changed $102,000 GSREIN
• 2025-12-18 Listed $105,000 AcadianaMLS
• 2025-11-29 Price Changed $97,000 AcadianaMLS
• 2025-11-07 Price Changed $97,000 GSREIN
• 2025-09-01 Price Changed $110,000 AcadianaMLS
• 2025-09-01 Price Changed $110,000 GSREIN
• 2025-06-10 Listed $98,000 AcadianaMLS
• 2022-09-06 Listed $102,000 AcadianaMLS
• 2022-05-10 Price Changed $100,000 GSREIN
• 2022-03-10 Price Changed $110,000 GSREIN
• 2022-02-10 Listed $100,000 AcadianaMLS

Property tax history

+4.9%/yr

Latest (2025): $1,023 · -6.1% YoY. Source: county tax records.