1333 Constitution Dr · Slidell, LA 70458

$245,000

4 bd · 2.0 ba · 1,935 sqft · SingleFamily public records · 125 Days on market

Built 1977 $127/sqft · 17% below area Est $302k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FORTIFIED NEW ROOF. This spacious home has casual & formal dining areas, large covered patio, wonderful for entertaining or relaxing, & fenced in backyard. Also features granite counter tops & stainless-steel appliances in the kitchen with updated lighting fixtures & bathroom vanities. Spacious den with wood burning fireplace & bookcases on each side makes the den warm and inviting. Centrally located to shopping, restaurants, and entertainment with multiple access ways to the neighborhood.

Key facts

• Fenced in backyard
• Bathroom vanities
• Covered patio

Tags

• COVERED PATIO
• FENCED IN BACKYARD
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• UPDATED LIGHTING FIXTURES
• BATHROOM VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $40 ($484/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 $198k (19.0% below list).
• Recommended offer: $198k (19.0% 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 (+1.5%/yr); 489 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 $7k 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 125 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 31y ago; this cycle's ask is 12150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $146k; list at $245k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,391 (19.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $302,282
• List price: $245,000
• Delta: -18.95%
• 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
800 Franklin Ct	0.10mi	4/2.0	2,035 (+5%)	7mo	$315,000	$155	81
110 Fountain Dr	0.32mi	4/2.5	1,898 (-2%)	1mo	$185,000	$97	79
1425 Constitution Dr	0.19mi	3/2.0 (-1)	1,790 (-8%)	2mo	$297,000	$166	72
1501 Rue Chartres St	0.41mi	4/2.0	2,037 (+5%)	4mo	$290,000	$142	68
1513 Rue Lemans Dr	0.56mi	4/2.0	1,888 (-2%)	5mo	$245,000	$130	65
132 Melody Ln	0.66mi	4/2.0	1,886 (-2%)	1mo	$225,000	$119	64
1408 Fernwood Dr	0.65mi	4/2.0	1,893 (-2%)	4mo	$229,000	$121	63
1411 Patriot St	0.27mi	4/2.0	2,162 (+12%)	8mo	$225,000	$104	62
1414 Englewood Dr	0.64mi	4/2.0	1,865 (-4%)	8mo	$260,000	$139	58
128 Dijon Dr	0.50mi	4/2.0	1,675 (-13%)	1mo	$205,000	$122	54
1608 Rue Lemans	0.59mi	4/2.0	2,195 (+13%)	3mo	$263,500	$120	47
412 Briargrove Dr	0.70mi	4/2.0	1,739 (-10%)	4mo	$245,000	$141	47

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-40,211
• Equity at exit: $36,530

10-year hold

• IRR: -11.4%
• Equity multiple: 0.36×
• Total profit: $-43,969
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $40

Break-even live

Break-even rent $1,933

Max offer price $245,000

Occupancy floor 93%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.10mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.20mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	2d	1	0.20mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	43d	1	0.28mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	0.45mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.55mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.60mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	0.68mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	0.68mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	0.76mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	0.79mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	16d	1	0.81mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	2d	1	0.85mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.85mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.00mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.05mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	1.07mi
102 N Dabney Dr Slidell, LA	3.0	2.0	2432	$2,800	$1.15	15d	1	1.21mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	43d	1	1.27mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.36mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	43d	1	1.40mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.46mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	1.47mi

Listing history 37 events

1. 2026-06-18
   days on market $245,000 Active 125 DOM
2. 2026-06-17
   days on market $245,000 Active 124 DOM
3. 2026-06-16
   days on market $245,000 Active 123 DOM
4. 2026-06-15
   days on market $245,000 Active 122 DOM
5. 2026-06-13
   days on market $245,000 Active 120 DOM
6. 2026-06-10
   days on market $245,000 Active 117 DOM
7. 2026-06-09
   days on market $245,000 Active 116 DOM
8. 2026-06-08
   days on market $245,000 Active 115 DOM
9. 2026-06-07
   days on market $245,000 Active 114 DOM
10. 2026-06-03
    days on market $245,000 Active 110 DOM
11. 2026-06-02
    days on market $245,000 Active 109 DOM
12. 2026-06-01
    days on market $245,000 Active 108 DOM
13. 2026-05-31
    days on market $245,000 Active 107 DOM
14. 2026-04-30
    price $255,000 514-char remark

    Show marketing remark (523 chars)

    FORTIFIED NEW ROOF. This spacious home has casual & formal dining areas, large covered patio, wonderful for entertaining or relaxing, & fenced in backyard. Also features granite counter tops & stainless-steel appliances in the kitchen with updated lighting fixtures & bathroom vanities. Spacious den with wood burning fireplace & bookcases on each side makes the den warm and inviting. Centrally located to shopping, restaurants, and entertainment with multiple access ways to the neighborhood.

15. 2026-04-30
    price $255,000 523-char remark

    Show marketing remark (523 chars)

    FORTIFIED NEW ROOF. This spacious home has casual & formal dining areas, large covered patio, wonderful for entertaining or relaxing, & fenced in backyard. Also features granite counter tops & stainless-steel appliances in the kitchen with updated lighting fixtures & bathroom vanities. Spacious den with wood burning fireplace & bookcases on each side makes the den warm and inviting. Centrally located to shopping, restaurants, and entertainment with multiple access ways to the neighborhood.

16. 2026-03-13
    historical $2,000
17. 2026-02-15
    listed $2,000
18. 2026-02-13
    listed $250,000 Active 514-char remark

    Show marketing remark (523 chars)

    FORTIFIED NEW ROOF. This spacious home has casual & formal dining areas, large covered patio, wonderful for entertaining or relaxing, & fenced in backyard. Also features granite counter tops & stainless-steel appliances in the kitchen with updated lighting fixtures & bathroom vanities. Spacious den with wood burning fireplace & bookcases on each side makes the den warm and inviting. Centrally located to shopping, restaurants, and entertainment with multiple access ways to the neighborhood.

19. 2026-02-13
    listed $250,000 Active 523-char remark

    Show marketing remark (523 chars)

    FORTIFIED NEW ROOF. This spacious home has casual & formal dining areas, large covered patio, wonderful for entertaining or relaxing, & fenced in backyard. Also features granite counter tops & stainless-steel appliances in the kitchen with updated lighting fixtures & bathroom vanities. Spacious den with wood burning fireplace & bookcases on each side makes the den warm and inviting. Centrally located to shopping, restaurants, and entertainment with multiple access ways to the neighborhood.

20. 2024-03-14
    historical $1,950
21. 2024-01-19
    listed $1,950
22. 2023-04-07
    listed $275,000
23. 2019-04-27
    listed $205,000
24. 2018-09-12
    soldstatus $146,500 Sold
25. 2018-07-06
    status Under Contract
26. 2018-07-03
    price $146,500
27. 2018-07-02
    status Active
28. 2018-06-22
    historical
29. 2018-05-30
    listed $156,500 Active
30. 2018-05-30
    listed $146,500
31. 2011-04-19
    soldstatus $161,500
32. 2011-04-14
    soldstatus $161,500
33. 2010-09-09
    listed $159,000
34. 2010-09-09
    listed $159,000
35. 1996-06-27
    soldstatus $108,000
36. 1995-09-11
    listed $108,000
37. 1995-09-11
    listed $108,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 5/10 Major 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,807
• − Mortgage interest: −$13,724
• − Property taxes: −$1,681
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$7,127
• Taxable loss: −$3,759
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $1,386/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): 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

+136.1% since first listed

24 events — show timeline

• 2026-04-30 Price Changed $255,000 AcadianaMLS
• 2026-04-30 Price Changed $255,000 GSREIN
• 2026-03-13 Rental Removed $2,000 GSREIN
• 2026-02-15 Listed for Rent $2,000 GSREIN
• 2026-02-13 Listed $250,000 GSREIN
• 2026-02-13 Listed $250,000 AcadianaMLS
• 2024-03-14 Rental Removed $1,950 GSREIN
• 2024-01-19 Listed for Rent $1,950 GSREIN
• 2023-04-07 Listed $275,000 AcadianaMLS
• 2019-04-27 Listed $205,000 AcadianaMLS
• 2018-09-12 Sold (MLS) $146,500 GSREIN
• 2018-07-06 Pending — GSREIN
• 2018-07-03 Price Changed $146,500 GSREIN
• 2018-07-02 Relisted — GSREIN
• 2018-06-22 Listing Removed — GSREIN
• 2018-05-30 Listed $146,500 AcadianaMLS
• 2018-05-30 Listed $156,500 GSREIN
• 2011-04-19 Sold (Public Records) $161,500 Public Records
• 2011-04-14 Sold (MLS) $161,500 GSREIN
• 2010-09-09 Listed $159,000 AcadianaMLS
• 2010-09-09 Listed $159,000 GSREIN
• 1996-06-27 Sold (MLS) $108,000 GSREIN
• 1995-09-11 Listed $108,000 GSREIN
• 1995-09-11 Listed $108,000 AcadianaMLS

Property tax history

-3.7%/yr

Latest (2025): $1,681 · -7.4% YoY. Source: county tax records.