1114 Saint Paul St · Slidell, LA 70460

$165,000

3 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 50 Days on market

Built 1971 0.26 ac lot $111/sqft · 19% below area Est $192k · 14% under ↓ 13% since listing

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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 +23.3/30.0
• ARV discount +13.9/15.0
• DSCR +7.5/10.0
• 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

GREAT OPPORTUNITY WITH TONS OF POTENTIAL! This home features a spacious layout with vaulted ceilings, a large backyard for entertaining, a screened-in patio for additional outdoor living space, and a two-car garage for added convenience. With a little updating, this property can truly shine. BEING SOLD AS-IS. SALE SUBJECT TO LENDER APPROVAL. Seller will make no repairs. Please allow additional time for response due to lender approval requirements. Motivated seller--bring all reasonable offers. Offers an personalize a home, build equity, or investors seeking a value-add opportunity.

Key facts

• Large backyard
• Screened-in patio
• Spacious layout

Tags

• SPACIOUS LAYOUT
• LARGE BACKYARD
• SCREENED-IN PATIO

Property features AI

Exterior

• Parking: Garage with two spaces and garage door opener
• Utilities: Public water; Public sewer; Water heater (energy-efficient feature)
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Average condition; City lot; Oversized lot; Lot dimensions approximately 65 x 160
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Fence; Covered concrete patio; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 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 $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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $192,311
• List price: $165,000
• Delta: -14.20%
• 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
1715 W Hall Ave	0.22mi	3/2.0	1,550 (+4%)	1mo	$82,000	$53	82
209 Drury Ln	0.49mi	3/2.0	1,470 (-1%)	3mo	$171,000	$116	73
205 Drury Ln	0.47mi	4/2.0 (+1)	1,485 (-0%)	2mo	$219,900	$148	71
1224 Maris Stella Ave	0.29mi	3/2.0	1,350 (-9%)	2mo	$155,000	$115	70
213 Drury Ln	0.52mi	3/2.0	1,588 (+7%)	1mo	$191,000	$120	64
1374 Rummel St	0.36mi	4/2.0 (+1)	1,349 (-9%)	2mo	$215,000	$159	62
201 Drury Ln	0.45mi	3/2.0	1,648 (+11%)	2mo	$170,000	$103	59
211 Holmes Dr	0.65mi	3/2.0	1,560 (+5%)	3mo	$235,000	$151	59
217 Portsmouth Dr	0.58mi	4/2.0 (+1)	1,576 (+6%)	2mo	$220,000	$140	56
35521 Devon Dr	0.59mi	3/2.0	1,322 (-11%)	3mo	$205,000	$155	51
313 Westminster Dr	0.71mi	4/2.0 (+1)	1,600 (+8%)	2mo	$210,000	$131	48
319 Westminster Dr	0.74mi	3/2.0	1,648 (+11%)	2mo	$228,500	$139	46

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,375
• Equity at exit: $24,602

10-year hold

• IRR: 11.0%
• Equity multiple: 1.97×
• Total profit: $44,825
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$865
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $303

Break-even live

Break-even rent $1,307

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	0.52mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.70mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.75mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	0.80mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	0.89mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	0.93mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	44d	1	0.99mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.00mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.00mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	44d	1	1.03mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.06mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	1.27mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.39mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.41mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.41mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.44mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	24d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 50 DOM
2. 2026-06-17
   days on market $165,000 Active 49 DOM
3. 2026-06-16
   days on market $165,000 Active 48 DOM
4. 2026-06-15
   days on market $165,000 Active 47 DOM
5. 2026-06-13
   days on market $165,000 Active 45 DOM
6. 2026-06-10
   days on market $165,000 Active 42 DOM
7. 2026-06-09
   days on market $165,000 Active 41 DOM
8. 2026-06-08
   days on market $165,000 Active 40 DOM
9. 2026-06-07
   days on market $165,000 Active 39 DOM
10. 2026-06-03
    days on market $165,000 Active 35 DOM
11. 2026-06-02
    days on market $165,000 Active 34 DOM
12. 2026-06-01
    days on market $165,000 Active 33 DOM
13. 2026-05-31
    days on market $165,000 Active 32 DOM
14. 2026-05-14
    price $165,000 588-char remark

    Show marketing remark (588 chars)

    GREAT OPPORTUNITY WITH TONS OF POTENTIAL! This home features a spacious layout with vaulted ceilings, a large backyard for entertaining, a screened-in patio for additional outdoor living space, and a two-car garage for added convenience. With a little updating, this property can truly shine. BEING SOLD AS-IS. SALE SUBJECT TO LENDER APPROVAL. Seller will make no repairs. Please allow additional time for response due to lender approval requirements. Motivated seller--bring all reasonable offers. Offers an personalize a home, build equity, or investors seeking a value-add opportunity.

15. 2026-05-14
    price $165,000 593-char remark

    Show marketing remark (588 chars)

    GREAT OPPORTUNITY WITH TONS OF POTENTIAL! This home features a spacious layout with vaulted ceilings, a large backyard for entertaining, a screened-in patio for additional outdoor living space, and a two-car garage for added convenience. With a little updating, this property can truly shine. BEING SOLD AS-IS. SALE SUBJECT TO LENDER APPROVAL. Seller will make no repairs. Please allow additional time for response due to lender approval requirements. Motivated seller--bring all reasonable offers. Offers an personalize a home, build equity, or investors seeking a value-add opportunity.

16. 2026-04-29
    listed $175,000 Active 588-char remark

    Show marketing remark (588 chars)

    GREAT OPPORTUNITY WITH TONS OF POTENTIAL! This home features a spacious layout with vaulted ceilings, a large backyard for entertaining, a screened-in patio for additional outdoor living space, and a two-car garage for added convenience. With a little updating, this property can truly shine. BEING SOLD AS-IS. SALE SUBJECT TO LENDER APPROVAL. Seller will make no repairs. Please allow additional time for response due to lender approval requirements. Motivated seller--bring all reasonable offers. Offers an personalize a home, build equity, or investors seeking a value-add opportunity.

17. 2026-04-29
    listed $175,000 Active 593-char remark

    Show marketing remark (588 chars)

    GREAT OPPORTUNITY WITH TONS OF POTENTIAL! This home features a spacious layout with vaulted ceilings, a large backyard for entertaining, a screened-in patio for additional outdoor living space, and a two-car garage for added convenience. With a little updating, this property can truly shine. BEING SOLD AS-IS. SALE SUBJECT TO LENDER APPROVAL. Seller will make no repairs. Please allow additional time for response due to lender approval requirements. Motivated seller--bring all reasonable offers. Offers an personalize a home, build equity, or investors seeking a value-add opportunity.

18. 2024-06-04
    soldstatus $195,000
19. 2024-06-03
    soldstatus $195,000 Closed
20. 2024-04-01
    status Pending
21. 2024-03-09
    listed $190,000
22. 2024-03-09
    listed $190,000 Active

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,293
• − Mortgage interest: −$9,243
• − Property taxes: −$1,185
• − Insurance: −$825
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,800
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $3,399/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

-13.2% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $165,000 AcadianaMLS
• 2026-05-14 Price Changed $165,000 GSREIN
• 2026-04-29 Listed $175,000 GSREIN
• 2026-04-29 Listed $175,000 AcadianaMLS
• 2024-06-04 Sold (Public Records) $195,000 Public Records
• 2024-06-03 Sold (MLS) $195,000 GSREIN
• 2024-04-01 Pending — GSREIN
• 2024-03-09 Listed $190,000 GSREIN
• 2024-03-09 Listed $190,000 AcadianaMLS

Property tax history

-1.9%/yr

Latest (2025): $1,185 · -2.6% YoY. Source: county tax records.