57527 Pichon Rd · Slidell, LA 70460

$89,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 365 Days on market

Built 1965 Fair condition 0.36 ac lot $87/sqft · 54% below area ↓ 32% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Don't miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! ** Some photos have been virtually renovated and staged to showcase possible design ideas and the home's potential.

Key facts

• Attached carport
• Generous front yard
• Prime location

Tags

• PRIME LOCATION
• CORNER LOT
• ATTACHED CARPORT
• GENEROUS FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 6.0% 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: Henry Mayfield Elementary School (math 35% / reading 45%, grade F, #221 of 646 statewide, top 34%, 832 students, 60% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 276 active listings in the ZIP; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $615 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — 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. 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: 1.90% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.68%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $203,031
• List price: $89,000
• Delta: -56.16%
• 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
58091 Saint Genevieve Ln	0.26mi	3/2.0	1,253 (+23%)	4mo	$210,000	$168	56
34087 Robert St	0.42mi	3/2.0	1,156 (+13%)	8mo	$90,000	$78	48
2102 Oriole St	1.45mi	2/1.0 (-1)	950 (-7%)	4mo	$144,000	$152	46
2022 Mallard St	1.38mi	3/1.0	1,148 (+12%)	3mo	$165,000	$144	42
2120 Teal St	1.34mi	3/2.0	1,200 (+18%)	0mo	$195,000	$163	36
2120 Oriole St	1.46mi	2/1.0 (-1)	1,164 (+14%)	4mo	$153,000	$131	33
2218 Teal St	1.37mi	3/2.0	1,262 (+24%)	5mo	$142,000	$113	32
2030 Swan St	1.26mi	3/2.0	1,172 (+15%)	6mo	$150,000	$128	31
2110 Mallard St	1.40mi	2/2.0 (-1)	1,266 (+24%)	2mo	$125,000	$99	29
2216 Teal St	1.37mi	3/1.5	1,211 (+19%)	12mo	$105,000	$87	28
2109 Jay St	1.49mi	2/1.5 (-1)	900 (-12%)	16mo	$159,000	$177	25
2104 Oriole St	1.45mi	2/1.0 (-1)	848 (-17%)	14mo	$155,000	$183	23

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: 33.4%
• Equity multiple: 2.47×
• Total profit: $36,561
• Equity at exit: $13,270

10-year hold

• IRR: 41.9%
• Equity multiple: 5.54×
• Total profit: $113,184
• Equity at exit: $7,695

Cash invested: $24,920 (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: 276
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $720

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 52%

Sensitivity live

Price	-10% $782	-5% $751	+0% $720	+5% $689	+10% $659
Rent	-10% $587	-5% $653	+0% $720	+5% $787	+10% $854
Rate	-1.0pp $765	-0.5pp $743	base $720	+0.5pp $697	+1.0pp $674

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: $22,250
• Closing costs: $2,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-07-03
   days on market $89,000 Active 365 DOM
2. 2026-07-02
   days on market $89,000 Active 364 DOM
3. 2026-07-01
   days on market $89,000 Active 363 DOM
4. 2026-06-30
   days on market $89,000 Active 362 DOM
5. 2026-06-29
   days on market $89,000 Active 361 DOM
6. 2026-06-28
   days on market $89,000 Active 360 DOM
7. 2026-06-27
   days on market $89,000 Active 359 DOM
8. 2026-06-27
   days on market $89,000 Active 358 DOM
9. 2026-06-25
   days on market $89,000 Active 356 DOM
10. 2026-06-22
    days on market $89,000 Active 354 DOM
11. 2026-06-21
    days on market $89,000 Active 353 DOM
12. 2026-06-18
    days on market $89,000 Active 350 DOM
13. 2026-06-17
    days on market $89,000 Active 349 DOM
14. 2026-06-16
    days on market $89,000 Active 348 DOM
15. 2026-06-15
    days on market $89,000 Active 347 DOM
16. 2026-06-13
    days on market $89,000 Active 345 DOM
17. 2026-06-10
    days on market $89,000 Active 342 DOM
18. 2026-06-09
    days on market $89,000 Active 341 DOM
19. 2026-06-08
    days on market $89,000 Active 340 DOM
20. 2026-06-07
    days on market $89,000 Active 339 DOM
21. 2026-06-03
    days on market $89,000 Active 335 DOM
22. 2026-06-02
    days on market $89,000 Active 334 DOM
23. 2026-06-01
    days on market $89,000 Active 333 DOM
24. 2026-05-31
    days on market $89,000 Active 332 DOM
25. 2026-02-12
    price $89,000 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

26. 2026-02-12
    price $89,000 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

27. 2026-01-12
    price $99,000 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

28. 2026-01-12
    price $99,000 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

29. 2025-08-21
    price $115,000 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

30. 2025-08-21
    price $115,000 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

31. 2025-07-03
    listed $130,000 Active 638-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

32. 2025-07-03
    listed $130,000 Active 656-char remark

    Show marketing remark (656 chars)

    Investor Alert! Don’t miss this solid investment opportunity in a prime location with easy access to LA 433. This 3-bedroom, 1-bath home sits on a large corner lot and offers excellent upside for renovation, rental income, or resale. The property features a spacious living area, attached carport, and a generous front yard with room for expansion or value-add improvements. Ideal for a flip, long-term rental, or portfolio addition. Strong potential in a desirable location - bring your vision and maximize the return! * * Some photos have been virtually renovated and staged to showcase possible design ideas and the home’s potential. * *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,281
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$2,589
• Taxable income: $7,682
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $6,798/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $25,500–$45,900 screening

This home requires moderate renovations to its exterior and interior, with significant repairs needed to the siding, paint, and flooring. Landscaping improvements will also enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Major Siding and paint — Severe weathering and peeling paint indicate significant damage.
• Major Flooring — Worn carpet in need of replacement.
• Major Landscaping — Overgrown vegetation and lack of landscaping.

Value-add opportunities

• Resale New siding and paint — Fresh exterior will attract buyers and improve curb appeal. ↑
• Resale New flooring — Fresh carpet will enhance the home's appeal and value. ↑
• Both Landscaping — Well-maintained landscaping will improve curb appeal and attract buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 42/100

Zoned Schools

Elementary Mathews Elementary School C- GA #219/1,228 Nat'l #11,114/41,679 Middle Slidell Junior High School F LA #84/218 Nat'l #7,206/14,009 High Slidell High School F LA #93/265 Nat'l #8,937/17,239

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

• County: Saint Tammany Parish · 286,725 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: 16% of renters

---

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

-31.5% since first listed

8 events — show timeline

• 2026-02-12 Price Changed $89,000 AcadianaMLS
• 2026-02-12 Price Changed $89,000 GSREIN
• 2026-01-12 Price Changed $99,000 AcadianaMLS
• 2026-01-12 Price Changed $99,000 GSREIN
• 2025-08-21 Price Changed $115,000 AcadianaMLS
• 2025-08-21 Price Changed $115,000 GSREIN
• 2025-07-03 Listed $130,000 GSREIN
• 2025-07-03 Listed $130,000 AcadianaMLS

Property tax history

-23.3%/yr

Latest (2025): $39 · +0.0% YoY. Source: county tax records.