34723 Grantham College Dr · Slidell, LA 70460

$195,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 70 Days on market

Built 1966 $185/sqft · at area comps Est $229k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +13.0/30.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this unique, multi-use property ideally located just north of I-12 in Slidell! Zoned HC-3 and currently utilized as a residence, this property offers incredible flexibility and endless potential for residential, commercial, or mixed-use opportunities. The 3-bedroom, 1-bath home has been thoughtfully updated, featuring quartz countertops, stainless steel appliances, a new electrical panel, new water heater, and new water well. Enjoy relaxing mornings or evenings on the screened-in porch with a porch swing. Inside, you’ll find no carpet throughout, with hardwood flooring in the bedrooms and durable laminate flooring in the main living areas. Additional features include an attached one-car garage, a spacious covered rear patio perfect for entertaining, and a large workshop for hobbies, storage, or business use. Located in Flood Zone C, flood insurance is typically not required. Bring your vision and make this versatile, private property your home, your business, or both!

Key facts

• Quartz countertops
• Zoned hc-3
• New water heater

Tags

• MULTI-USE PROPERTY
• ZONED HC-3
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW ELECTRICAL PANEL
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (22.8% below list).
• Recommended offer: $151k (22.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $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 70 days — a 6% lower offer ($183k) 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.

Risks & watch-outs

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

Recommended offer $150,582 (22.8% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $229,226
• List price: $195,000
• Delta: -14.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Rose Meadow Loop	0.72mi	3/1.0	1,129 (+7%)	2mo	$160,000	$142	54
1616 Cherry St	0.65mi	3/1.0	950 (-10%)	2mo	$150,000	$158	51
1612 Live Oak St	0.63mi	2/1.0 (-1)	966 (-8%)	6mo	$170,000	$176	47
213 Vine St	0.48mi	3/2.0	1,172 (+11%)	12mo	$225,000	$192	45
1633 Cherry St	0.59mi	3/2.0	1,201 (+14%)	13mo	$208,000	$173	35
1113 Rose Meadow Loop	0.73mi	3/2.0	1,192 (+13%)	12mo	$190,000	$159	30

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: -13.9%
• Equity multiple: 0.49×
• Total profit: $-27,896
• Equity at exit: $29,075

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-5,787
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-12

Break-even live

Break-even rent $1,521

Max offer price $192,870

Occupancy floor 96%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	3d	1	0.45mi
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	43d	1	0.64mi
112 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,350	$1.12	23d	1	1.02mi
62075 Airport Rd Unit 075 Slidell, LA	2.0	2.0	1254	$1,550	$1.24	43d	1	1.02mi
47 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,400	$1.17	43d	1	1.06mi
16 Birdie Dr Slidell, LA	2.0	1.5	1205	$1,500	$1.24	43d	1	1.08mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,945	$1.68	2d	21	1.21mi

Listing history 15 events

1. 2026-06-18
   days on market $195,000 Active 70 DOM
2. 2026-06-17
   days on market $195,000 Active 69 DOM
3. 2026-06-16
   days on market $195,000 Active 68 DOM
4. 2026-06-15
   days on market $195,000 Active 67 DOM
5. 2026-06-13
   days on market $195,000 Active 65 DOM
6. 2026-06-10
   days on market $195,000 Active 62 DOM
7. 2026-06-09
   days on market $195,000 Active 61 DOM
8. 2026-06-08
   days on market $195,000 Active 60 DOM
9. 2026-06-07
   days on market $195,000 Active 59 DOM
10. 2026-06-03
    days on market $195,000 Active 55 DOM
11. 2026-06-02
    days on market $195,000 Active 54 DOM
12. 2026-06-01
    days on market $195,000 Active 53 DOM
13. 2026-05-31
    days on market $195,000 Active 52 DOM
14. 2026-04-09
    listed $195,000 Active 998-char remark

    Show marketing remark (992 chars)

    Check out this unique, multi-use property ideally located just north of I-12 in Slidell! Zoned HC-3 and currently utilized as a residence, this property offers incredible flexibility and endless potential for residential, commercial, or mixed-use opportunities. The 3-bedroom, 1-bath home has been thoughtfully updated, featuring quartz countertops, stainless steel appliances, a new electrical panel, new water heater, and new water well. Enjoy relaxing mornings or evenings on the screened-in porch with a porch swing. Inside, you'll find no carpet throughout, with hardwood flooring in the bedrooms and durable laminate flooring in the main living areas. Additional features include an attached one-car garage, a spacious covered rear patio perfect for entertaining, and a large workshop for hobbies, storage, or business use. Located in Flood Zone C, flood insurance is typically not required. Bring your vision and make this versatile, private property your home, your business, or both!

15. 2026-04-09
    listed $195,000 Active 992-char remark

    Show marketing remark (992 chars)

    Check out this unique, multi-use property ideally located just north of I-12 in Slidell! Zoned HC-3 and currently utilized as a residence, this property offers incredible flexibility and endless potential for residential, commercial, or mixed-use opportunities. The 3-bedroom, 1-bath home has been thoughtfully updated, featuring quartz countertops, stainless steel appliances, a new electrical panel, new water heater, and new water well. Enjoy relaxing mornings or evenings on the screened-in porch with a porch swing. Inside, you'll find no carpet throughout, with hardwood flooring in the bedrooms and durable laminate flooring in the main living areas. Additional features include an attached one-car garage, a spacious covered rear patio perfect for entertaining, and a large workshop for hobbies, storage, or business use. Located in Flood Zone C, flood insurance is typically not required. Bring your vision and make this versatile, private property your home, your business, or both!

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 5/10 Major FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $18,070
• − Mortgage interest: −$10,923
• − Property taxes: −$1,174
• − Insurance: −$975
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,673
• Taxable loss: −$3,566
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $711/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): 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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $195,000 AcadianaMLS
• 2026-04-09 Listed $195,000 GSREIN

Property tax history

+7.2%/yr

Latest (2025): $1,174 · +2909.4% YoY. Source: county tax records.