3296 Rama St · Slidell, LA 70458

$139,500

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 91 Days on market

Built 1967 8,712 sqft lot $119/sqft · 17% below area Est $177k · 21% under

---

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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• 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

Raised cottage with most improvements completed within the last five years, offering 3 bedrooms and 2 full bathrooms. Recent improvements include updated HVAC systems (condenser less than 5 years old and upstairs unit approximately 8 years old), water heater, well filtration system, most flooring, and partically renovated kitchen and bathrooms. The property features a long driveway with parking for at least three vehicles in tandem, plus a covered carport that can also function as a patio. Additional upgrades--completed more than five years ago--include a metal roof and updated windows. Other improvements include interior enhancements like fresh paint in most rooms, select light fixtures, some interior doors, oven/range, and dishwasher. Enjoy a spacious rear yard along with a convenient exterior storage closet attached to the home. SELLER IS OFFERING TO PAY FOR A ONE YEAR WARRANTY FOR THE BUYER

Key facts

• Metal roof
• Covered carport
• Updated windows

Tags

• UPDATED HVAC SYSTEMS
• WELL FILTRATION SYSTEM
• PARTIALLY RENOVATED KITCHEN
• COVERED CARPORT
• METAL ROOF
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $964 of loan paydown is wiped out by about $4k 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 91 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $140k implies a 336% gain — meaningful room to come down on a strong offer.

Recommended offer $126,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $177,467
• List price: $139,500
• Delta: -21.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3222 Duncan St	0.32mi	3/2.0	1,100 (-6%)	4mo	$66,200	$60	73
3298 Rama St	0.01mi	3/2.0	1,318 (+13%)	11mo	$176,000	$134	69
471 Olive Dr	0.52mi	3/2.0	1,238 (+6%)	6mo	$150,000	$121	61
3580 City Dr	0.25mi	3/2.0	1,340 (+15%)	6mo	$138,000	$103	59
3233 Duncan St	0.34mi	3/1.0	1,265 (+8%)	10mo	$130,950	$104	58
806 Pine Tree St	0.49mi	4/2.0 (+1)	1,198 (+3%)	12mo	$150,000	$125	58
808 Pine Tree St	0.48mi	2/2.0 (-1)	1,241 (+6%)	7mo	$145,000	$117	56
101 Sugar Mill Dr	0.57mi	3/2.0	1,239 (+6%)	11mo	$179,740	$145	54
1216 Tupelo St	0.53mi	3/1.0	1,264 (+8%)	6mo	$130,000	$103	53
3046 Slidell Ave	0.51mi	4/1.0 (+1)	1,253 (+7%)	4mo	$85,000	$68	51
2872 Slidell Ave	0.55mi	3/1.0	1,338 (+15%)	1mo	$139,000	$104	45
3004 Terrace Ave	0.72mi	4/2.0 (+1)	1,306 (+12%)	2mo	$167,500	$128	40

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $551
• Equity at exit: $20,800

10-year hold

• IRR: 8.5%
• Equity multiple: 1.61×
• Total profit: $23,703
• Equity at exit: $12,061

Cash invested: $39,060 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$732
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $402

Break-even live

Break-even rent $1,075

Max offer price $139,500

Occupancy floor 70%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	0.27mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.29mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	0.33mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.52mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.58mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	1d	46	0.74mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	0.83mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	1d	31	0.84mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	11d	1	1.00mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	1.03mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	1.09mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	3d	8	1.30mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.32mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	43d	1	1.34mi
1112 Cousin St Slidell, LA	2.0	1.0	782	$1,100	$1.41	3d	1	1.34mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	14d	1	1.41mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	16d	1	1.41mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	43d	1	1.44mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	23d	1	1.45mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	16d	1	1.48mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	1.49mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $139,500 Active 91 DOM
2. 2026-06-17
   days on market $139,500 Active 90 DOM
3. 2026-06-16
   days on market $139,500 Active 89 DOM
4. 2026-06-15
   days on market $139,500 Active 88 DOM
5. 2026-06-13
   days on market $139,500 Active 86 DOM
6. 2026-06-10
   days on market $139,500 Active 83 DOM
7. 2026-06-09
   days on market $139,500 Active 82 DOM
8. 2026-06-08
   pricedays on market $139,500 Active 81 DOM
9. 2026-06-07
   days on market $145,000 Active 80 DOM
10. 2026-06-03
    days on market $145,000 Active 76 DOM
11. 2026-06-02
    days on market $145,000 Active 75 DOM
12. 2026-06-01
    days on market $145,000 Active 74 DOM
13. 2026-05-31
    days on market $145,000 Active 73 DOM
14. 2026-04-26
    price $145,000 907-char remark

    Show marketing remark (917 chars)

    Raised cottage with most improvements completed within the last five years, offering 3 bedrooms and 2 full bathrooms. Recent improvements include updated HVAC systems (condenser less than 5 years old and upstairs unit approximately 8 years old), water heater, well filtration system, most flooring, and partically renovated kitchen and bathrooms. The property features a long driveway with parking for at least three vehicles in tandem, plus a covered carport that can also function as a patio. Additional upgrades—completed more than five years ago—include a metal roof and updated windows. Other improvements include interior enhancements like fresh paint in most rooms, select light fixtures, some interior doors, oven/range, and dishwasher. Enjoy a spacious rear yard along with a convenient exterior storage closet attached to the home. SELLER IS OFFERING TO PAY FOR A ONE YEAR WARRANTY FOR THE BUYER

15. 2026-04-26
    price $145,000 917-char remark

    Show marketing remark (917 chars)

    Raised cottage with most improvements completed within the last five years, offering 3 bedrooms and 2 full bathrooms. Recent improvements include updated HVAC systems (condenser less than 5 years old and upstairs unit approximately 8 years old), water heater, well filtration system, most flooring, and partically renovated kitchen and bathrooms. The property features a long driveway with parking for at least three vehicles in tandem, plus a covered carport that can also function as a patio. Additional upgrades—completed more than five years ago—include a metal roof and updated windows. Other improvements include interior enhancements like fresh paint in most rooms, select light fixtures, some interior doors, oven/range, and dishwasher. Enjoy a spacious rear yard along with a convenient exterior storage closet attached to the home. SELLER IS OFFERING TO PAY FOR A ONE YEAR WARRANTY FOR THE BUYER

16. 2026-03-19
    listed $150,000 Active 907-char remark

    Show marketing remark (917 chars)

    Raised cottage with most improvements completed within the last five years, offering 3 bedrooms and 2 full bathrooms. Recent improvements include updated HVAC systems (condenser less than 5 years old and upstairs unit approximately 8 years old), water heater, well filtration system, most flooring, and partically renovated kitchen and bathrooms. The property features a long driveway with parking for at least three vehicles in tandem, plus a covered carport that can also function as a patio. Additional upgrades—completed more than five years ago—include a metal roof and updated windows. Other improvements include interior enhancements like fresh paint in most rooms, select light fixtures, some interior doors, oven/range, and dishwasher. Enjoy a spacious rear yard along with a convenient exterior storage closet attached to the home. SELLER IS OFFERING TO PAY FOR A ONE YEAR WARRANTY FOR THE BUYER

17. 2026-03-19
    listed $150,000 Active 917-char remark

    Show marketing remark (917 chars)

    Raised cottage with most improvements completed within the last five years, offering 3 bedrooms and 2 full bathrooms. Recent improvements include updated HVAC systems (condenser less than 5 years old and upstairs unit approximately 8 years old), water heater, well filtration system, most flooring, and partically renovated kitchen and bathrooms. The property features a long driveway with parking for at least three vehicles in tandem, plus a covered carport that can also function as a patio. Additional upgrades—completed more than five years ago—include a metal roof and updated windows. Other improvements include interior enhancements like fresh paint in most rooms, select light fixtures, some interior doors, oven/range, and dishwasher. Enjoy a spacious rear yard along with a convenient exterior storage closet attached to the home. SELLER IS OFFERING TO PAY FOR A ONE YEAR WARRANTY FOR THE BUYER

18. 2006-09-18
    soldstatus $32,000

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$53/yr (+$4/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,006
• − Mortgage interest: −$7,814
• − Property taxes: −$714
• − Insurance: −$698
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$4,058
• Taxable income: $2,681
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,181/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): 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

+353.1% since first listed

5 events — show timeline

• 2026-04-26 Price Changed $145,000 AcadianaMLS
• 2026-04-26 Price Changed $145,000 GSREIN
• 2026-03-19 Listed $150,000 GSREIN
• 2026-03-19 Listed $150,000 AcadianaMLS
• 2006-09-18 Sold (Public Records) $32,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $714 · -3.8% YoY. Source: county tax records.