116 Queen Anne Dr · Slidell, LA 70460

$180,000

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 35 Days on market

Built 1994 9,147 sqft lot $115/sqft · 11% below area Est $202k · 11% under

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Why this score? — see what drove the C+ 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 +24.9/30.0
• ARV discount +12.3/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3/2 with new carpet and tile (Kitchen & Wet Rooms) Move in Ready * Large Living Room with Fire Place * 20x17 Enclosed & Finished Sunroom to Host and Entertain Guest * Newly Tiled Kitchen and Second Bathroom * New Roof (1.5 years old) * Recently changed out the Central A/C Outside and Inside * A short distance to Great Shopping and Excellent Resteraunts

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 1994

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.
• Current owner paid $144k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (median comp): $201,503
• List price: $180,000
• Delta: -10.67%
• 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
213 Drury Ln	0.12mi	3/2.0	1,588 (+1%)	1mo	$191,000	$120	92
211 Holmes Dr	0.19mi	3/2.0	1,560 (-1%)	3mo	$235,000	$151	87
201 Drury Ln	0.08mi	3/2.0	1,648 (+5%)	2mo	$170,000	$103	87
217 Portsmouth Dr	0.14mi	4/2.0 (+1)	1,576 (+0%)	2mo	$220,000	$140	86
209 Drury Ln	0.10mi	3/2.0	1,470 (-6%)	3mo	$171,000	$116	82
205 Drury Ln	0.08mi	4/2.0 (+1)	1,485 (-6%)	2mo	$219,900	$148	80
313 Westminster Dr	0.27mi	4/2.0 (+1)	1,600 (+2%)	2mo	$210,000	$131	78
319 Westminster Dr	0.30mi	3/2.0	1,648 (+5%)	2mo	$228,500	$139	76
1715 W Hall Ave	0.48mi	3/2.0	1,550 (-1%)	1mo	$82,000	$53	75
35378 Liberty Dr	0.53mi	3/2.0	1,411 (-10%)	3mo	$240,000	$170	56
1224 Maris Stella Ave	0.74mi	3/2.0	1,350 (-14%)	2mo	$155,000	$115	40
1374 Rummel St	0.65mi	4/2.0 (+1)	1,349 (-14%)	2mo	$215,000	$159	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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $835
• Equity at exit: $26,839

10-year hold

• IRR: 12.5%
• Equity multiple: 2.11×
• Total profit: $56,109
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$944
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $385

Break-even live

Break-even rent $1,348

Max offer price $180,000

Occupancy floor 74%

Sensitivity live

Price	-10% $487	-5% $436	+0% $385	+5% $335	+10% $284
Rent	-10% $240	-5% $313	+0% $385	+5% $458	+10% $531
Rate	-1.0pp $476	-0.5pp $431	base $385	+0.5pp $339	+1.0pp $291

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	45d	1	0.25mi
110 Charles Dr Slidell, LA	4.0	2.0	2210	$2,175	$0.98	12d	1	0.54mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	45d	1	0.62mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	44d	1	0.62mi
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	24d	1	0.70mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.78mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.86mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	0.91mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	1.30mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.45mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.45mi

Listing history 8 events

1. 2026-06-02
   days on market $180,000 Active 35 DOM
2. 2026-06-01
   days on market $180,000 Active 34 DOM
3. 2026-05-31
   days on market $180,000 Active 33 DOM
4. 2026-04-13
   listed $180,000 Active 704-char remark
5. 2026-04-13
   listed $180,000 Active 704-char remark
6. 2008-01-07
   soldstatus $143,500
7. 2007-12-28
   soldstatus $143,500

   Show marketing remark (389 chars)

   Beautiful 3/2 with new carpet and tile (Kitchen & Wet Rooms) Move in Ready * Large Living Room with Fire Place * 20x17 Enclosed & Finished Sunroom to Host and Entertain Guest * Newly Tiled Kitchen and Second Bathroom * New Roof (1.5 years old) * Recently changed out the Central A/C Outside and Inside * A short distance to Great Shopping and Excellent Resteraunts

8. 2007-11-04
   listed $148,900

   Show marketing remark (389 chars)

   Beautiful 3/2 with new carpet and tile (Kitchen & Wet Rooms) Move in Ready * Large Living Room with Fire Place * 20x17 Enclosed & Finished Sunroom to Host and Entertain Guest * Newly Tiled Kitchen and Second Bathroom * New Roof (1.5 years old) * Recently changed out the Central A/C Outside and Inside * A short distance to Great Shopping and Excellent Resteraunts

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$436/yr (+$36/mo · 78.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 55% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $22,035
• − Mortgage interest: −$10,083
• − Property taxes: −$554
• − Insurance: −$900
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,236
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $4,209/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

+20.9% since first listed

4 events — show timeline

• 2026-04-13 Listed $180,000 AcadianaMLS
• 2008-01-07 Sold (Public Records) $143,500 Public Records
• 2007-12-28 Sold (MLS) $143,500 GSREIN
• 2007-11-04 Listed $148,900 GSREIN

Property tax history

-9.4%/yr

Latest (2025): $554 · -3.7% YoY. Source: county tax records.