3010 Golden Dr · Slidell, LA 70460

$265,000

3 bd · 2.5 ba · 2,101 sqft · SingleFamily public records · 142 Days on market

Built 1991 $126/sqft · 12% below area Est $302k · 12% 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 +14.5/30.0
• ARV discount +13.0/15.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect home sweet home? This 3-bedroom, 2 1/2-bath gem in the tree-lined Belair subdivision has it all. From the tall ceilings to the great location, it's a must-see. The living/dining room area features 13 foot cathedral ceilings giving it an open & airy feeling. Cozy up in the large den next to the gas fireplace or head outside and enjoy the covered patio with friends. The LVP wood flooring gives the home a truly updated feel! No Carpet. Keep your utilities down with spray foam insulation in the attic, plus a 2 car garage and outside shed offering plenty of storage space. SWIM, PLAY TENNIS, VISIT THE PLAYGROUND in this wonderful community. Plus there is a golf course right next to the subdivision!!!

Key facts

• Outside shed
• Community playground
• Gas fireplace

Tags

• 13 FOOT CATHEDRAL CEILINGS
• GAS FIREPLACE
• COVERED PATIO
• SPRAY FOAM INSULATION
• OUTSIDE SHED
• COMMUNITY PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 $222k (16.2% below list).
• Recommended offer: $222k (16.2% 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; 2 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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 142 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 29y 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 wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,173 (16.2% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $301,634
• List price: $265,000
• Delta: -12.15%
• 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
1016 William Dr	0.38mi	4/2.0 (+1)	2,208 (+5%)	3mo	$253,000	$115	65
1549 Hunters Point Rd	0.11mi	4/2.5 (+1)	2,396 (+14%)	9mo	$229,787	$96	59
5542 Sandlewood Ct	0.34mi	4/2.5 (+1)	2,367 (+13%)	1mo	$166,000	$70	57
1124 Indigo Ct	0.29mi	4/2.5 (+1)	2,346 (+12%)	11mo	$250,000	$107	53
316 Royal Dr	0.50mi	4/2.5 (+1)	2,324 (+11%)	2mo	$355,000	$153	53
6705 Alisa Dr	0.49mi	4/2.0 (+1)	2,196 (+4%)	12mo	$265,000	$121	52
6516 Lauren Dr	0.48mi	4/2.0 (+1)	2,220 (+6%)	13mo	$274,000	$123	50
3225 Ridgeline Dr	0.30mi	4/2.0 (+1)	1,819 (-13%)	9mo	$235,000	$129	49
1033 Madeline Ln	0.46mi	4/2.5 (+1)	2,400 (+14%)	2mo	$250,000	$104	48
1012 William Dr	0.39mi	4/2.5 (+1)	2,400 (+14%)	7mo	$295,000	$123	47
625 Spring Branch Dr	0.70mi	4/2.0 (+1)	1,947 (-7%)	2mo	$270,000	$139	46
6625 Alisa Dr	0.47mi	4/2.0 (+1)	1,814 (-14%)	12mo	$190,000	$105	38

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-32,450
• Equity at exit: $39,512

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $5,653
• Equity at exit: $22,912

Cash invested: $74,200 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,222 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$178 /mo · $2,132/yr
• Insurance: −$110
• HOA: −$17
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $60

Break-even live

Break-even rent $2,145

Max offer price $265,000

Occupancy floor 92%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Belair Blvd Slidell, LA	4.0	2.5	2430	$2,500	$1.03	3d	1	0.23mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,945	$1.68	1d	21	0.74mi

HOA detail

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

Listing history 50 events

1. 2026-06-18
   days on market $265,000 Active 142 DOM
2. 2026-06-17
   days on market $265,000 Active 141 DOM
3. 2026-06-16
   days on market $265,000 Active 140 DOM
4. 2026-06-15
   days on market $265,000 Active 139 DOM
5. 2026-06-13
   days on market $265,000 Active 137 DOM
6. 2026-06-10
   days on market $265,000 Active 134 DOM
7. 2026-06-09
   days on market $265,000 Active 133 DOM
8. 2026-06-08
   days on market $265,000 Active 132 DOM
9. 2026-06-07
   days on market $265,000 Active 131 DOM
10. 2026-06-03
    days on market $265,000 Active 127 DOM
11. 2026-06-02
    days on market $265,000 Active 126 DOM
12. 2026-06-01
    days on market $265,000 Active 125 DOM
13. 2026-05-31
    days on market $265,000 Active 124 DOM
14. 2026-02-27
    price $265,000 731-char remark

    Show marketing remark (739 chars)

    Looking for the perfect home sweet home? This 3-bedroom, 2 1/2-bath gem in the tree-lined Belair subdivision has it all. From the tall ceilings to the great location, it’s a must-see. The living/dining room area features 13 foot cathedral ceilings giving it an open & airy feeling. Cozy up in the large den next to the gas fireplace or head outside and enjoy the covered patio with friends. The LVP wood flooring gives the home a truly updated feel! No Carpet. Keep your utilities down with spray foam insulation in the attic, plus a 2 car garage and outside shed offering plenty of storage space. SWIM, PLAY TENNIS, VISIT THE PLAYGROUND in this wonderful community. Plus there is a golf course right next to the subdivision!!!

15. 2026-02-27
    price $265,000 739-char remark

    Show marketing remark (739 chars)

    Looking for the perfect home sweet home? This 3-bedroom, 2 1/2-bath gem in the tree-lined Belair subdivision has it all. From the tall ceilings to the great location, it’s a must-see. The living/dining room area features 13 foot cathedral ceilings giving it an open & airy feeling. Cozy up in the large den next to the gas fireplace or head outside and enjoy the covered patio with friends. The LVP wood flooring gives the home a truly updated feel! No Carpet. Keep your utilities down with spray foam insulation in the attic, plus a 2 car garage and outside shed offering plenty of storage space. SWIM, PLAY TENNIS, VISIT THE PLAYGROUND in this wonderful community. Plus there is a golf course right next to the subdivision!!!

16. 2026-01-27
    listed $275,000 Active 731-char remark

    Show marketing remark (739 chars)

    Looking for the perfect home sweet home? This 3-bedroom, 2 1/2-bath gem in the tree-lined Belair subdivision has it all. From the tall ceilings to the great location, it’s a must-see. The living/dining room area features 13 foot cathedral ceilings giving it an open & airy feeling. Cozy up in the large den next to the gas fireplace or head outside and enjoy the covered patio with friends. The LVP wood flooring gives the home a truly updated feel! No Carpet. Keep your utilities down with spray foam insulation in the attic, plus a 2 car garage and outside shed offering plenty of storage space. SWIM, PLAY TENNIS, VISIT THE PLAYGROUND in this wonderful community. Plus there is a golf course right next to the subdivision!!!

17. 2026-01-27
    listed $275,000 Active 739-char remark

    Show marketing remark (739 chars)

    Looking for the perfect home sweet home? This 3-bedroom, 2 1/2-bath gem in the tree-lined Belair subdivision has it all. From the tall ceilings to the great location, it’s a must-see. The living/dining room area features 13 foot cathedral ceilings giving it an open & airy feeling. Cozy up in the large den next to the gas fireplace or head outside and enjoy the covered patio with friends. The LVP wood flooring gives the home a truly updated feel! No Carpet. Keep your utilities down with spray foam insulation in the attic, plus a 2 car garage and outside shed offering plenty of storage space. SWIM, PLAY TENNIS, VISIT THE PLAYGROUND in this wonderful community. Plus there is a golf course right next to the subdivision!!!

18. 2023-05-02
    soldstatus $261,950
19. 2023-05-01
    soldstatus $261,950 Closed
20. 2023-04-13
    status Pending
21. 2023-03-29
    historical Active Under Contract
22. 2023-03-20
    listed $260,000 Active
23. 2023-03-20
    listed $260,000
24. 2021-06-02
    soldstatus $240,000
25. 2021-05-28
    soldstatus $240,000 Closed
26. 2021-04-09
    status Pending
27. 2021-04-08
    price $242,500
28. 2021-04-08
    listed $242,500
29. 2021-04-08
    listed $235,000 Active
30. 2018-09-10
    historical
31. 2018-07-30
    status Active
32. 2018-07-30
    historical Pending Continue to Show
33. 2018-06-08
    price $179,900
34. 2018-05-15
    price $187,000
35. 2018-04-02
    status Active
36. 2018-03-23
    historical Pending Continue to Show
37. 2018-03-10
    listed $179,900
38. 2018-03-10
    listed $195,000 Active
39. 2013-04-08
    soldstatus $167,500
40. 2013-04-04
    soldstatus $167,500
41. 2012-09-26
    listed $174,900
42. 2012-09-26
    listed $174,900
43. 2009-07-30
    listed $189,500
44. 2009-07-30
    listed $189,500
45. 2003-11-25
    soldstatus $133,500
46. 2003-11-25
    soldstatus $133,500
47. 2003-08-20
    listed $133,500
48. 2003-08-20
    listed $133,500
49. 2000-09-29
    soldstatus $111,000
50. 2000-08-17
    listed $112,000

ⓘ 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: $2,132 · $178/mo
• Projected year-2 tax: $2,132 · $178/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $26,661
• − Mortgage interest: −$14,844
• − Property taxes: −$2,132
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$204
• − Depreciation: −$7,709
• Taxable loss: −$3,819
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $1,641/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

+137.6% since first listed

41 events — show timeline

• 2026-02-27 Price Changed $265,000 AcadianaMLS
• 2026-02-27 Price Changed $265,000 GSREIN
• 2026-01-27 Listed $275,000 GSREIN
• 2026-01-27 Listed $275,000 AcadianaMLS
• 2023-05-02 Sold (Public Records) $261,950 Public Records
• 2023-05-01 Sold (MLS) $261,950 GSREIN
• 2023-04-13 Pending — GSREIN
• 2023-03-29 Contingent — GSREIN
• 2023-03-20 Listed $260,000 AcadianaMLS
• 2023-03-20 Listed $260,000 GSREIN
• 2021-06-02 Sold (Public Records) $240,000 Public Records
• 2021-05-28 Sold (MLS) $240,000 GSREIN
• 2021-04-09 Pending — GSREIN
• 2021-04-08 Price Changed $242,500 GSREIN
• 2021-04-08 Listed $235,000 GSREIN
• 2021-04-08 Listed $242,500 AcadianaMLS
• 2018-09-10 Listing Removed — GSREIN
• 2018-07-30 Relisted — GSREIN
• 2018-07-30 Contingent — GSREIN
• 2018-06-08 Price Changed $179,900 GSREIN
• 2018-05-15 Price Changed $187,000 GSREIN
• 2018-04-02 Relisted — GSREIN
• 2018-03-23 Contingent — GSREIN
• 2018-03-10 Listed $195,000 GSREIN
• 2018-03-10 Listed $179,900 AcadianaMLS
• 2013-04-08 Sold (Public Records) $167,500 Public Records
• 2013-04-04 Sold (MLS) $167,500 GSREIN
• 2012-09-26 Listed $174,900 AcadianaMLS
• 2012-09-26 Listed $174,900 GSREIN
• 2009-07-30 Listed $189,500 GSREIN
• 2009-07-30 Listed $189,500 AcadianaMLS
• 2003-11-25 Sold (Public Records) $133,500 Public Records
• 2003-11-25 Sold (MLS) $133,500 GSREIN
• 2003-08-20 Listed $133,500 AcadianaMLS
• 2003-08-20 Listed $133,500 GSREIN
• 2000-09-29 Sold (MLS) $111,000 GSREIN
• 2000-08-17 Listed $112,000 GSREIN
• 2000-08-17 Listed $112,000 AcadianaMLS
• 1997-05-19 Sold (MLS) $111,513 GSREIN
• 1997-03-23 Listed $111,513 GSREIN
• 1997-03-23 Listed $111,513 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $2,132 · -3.9% YoY. Source: county tax records.