3747 Myrtle St · Slidell, LA 70458

$160,000

3 bd · 1.5 ba · 1,254 sqft · SingleFamily public records · 7 Days on market

Built 1969 6,969 sqft lot Est $130k · 23% over

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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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated all-brick residence offering approximately 1,300 living square feet on a 65' x 100' lot. Built in 1969, this well-maintained home combines modern updates with timeless charm. Inside, you'll find 3 bedrooms and 1.5 bathrooms, tile flooring throughout the main living areas, and laminate flooring in the bedrooms. The updated kitchen features stylish two-tone cabinetry, butcher block countertops, and black appliances, including the range/oven, microwave, and refrigerator. A breakfast area and two separate living spaces provide flexibility for entertaining, relaxing, or working from home. The washer and dryer remain with the home, and the indoor laundry room adds everyday convenience. Recent improvements include some plumbing updates, a new air conditioning condenser, and a roof that is only two years old. Step outside to enjoy the privacy-fenced backyard featuring a large concrete patio, attached storage area, and a large magnolia tree that provides shade and character. A covered rear area offers protected outdoor space and could potentially be converted to a carport with future modifications. The side fence will be completed prior to the home being placed on the market. Move-in ready and thoughtfully updated, this property offers a great blend of comfort, functionality, and value. Conveniently located with easy access to shopping, dining, schools, and everyday conveniences. Priced to sell and cheaper than renting.

Key facts

• Black appliances
• Laminate flooring
• Tile flooring

Tags

• UPDATED ALL BRICK RESIDENCE
• TILE FLOORING
• LAMINATE FLOORING
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• BLACK APPLIANCES

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Excellent condition; Slab foundation; Shingle roof
• Construction: Brick construction; Built on slab foundation; Shingle roof
• Exterior features: Fenced yard; Covered brick porch; Porch

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window screens
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.4% 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 (+1.5%/yr); 489 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 28y 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 $35k; list at $160k implies a 357% gain — meaningful room to come down on a strong offer.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.05% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $130,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3637 Riviera Dr	0.17mi	3/2.0	1,200 (-4%)	2mo	$138,000	$115	82
328 Hickory Dr	0.19mi	3/1.0	1,350 (+8%)	4mo	$137,000	$101	72
471 Olive Dr	0.40mi	3/2.0	1,238 (-1%)	6mo	$150,000	$121	72
3858 Eton St	0.28mi	3/2.0	1,367 (+9%)	1mo	$188,000	$138	69
136 Palm Springs Dr	0.48mi	3/1.5	1,348 (+8%)	5mo	$170,000	$126	61
3046 Slidell Ave	0.62mi	4/1.0 (+1)	1,253 (-0%)	4mo	$85,000	$68	60
156 Greencrest Dr	0.55mi	3/2.0	1,350 (+8%)	0mo	$130,000	$96	59
176 Southpark Dr	0.24mi	3/2.0	1,442 (+15%)	8mo	$170,000	$118	55
2872 Slidell Ave	0.68mi	3/1.0	1,338 (+7%)	1mo	$139,000	$104	54
241 Jacob Dr	0.69mi	2/2.0 (-1)	1,208 (-4%)	2mo	$89,000	$74	53
116 Palm Springs Dr	0.50mi	4/2.0 (+1)	1,380 (+10%)	8mo	$70,000	$51	47
3222 Duncan St	0.72mi	3/2.0	1,100 (-12%)	4mo	$66,200	$60	41

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-10,538
• Equity at exit: $23,857

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,757
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$839
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $282

Break-even live

Break-even rent $1,321

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $372	-5% $327	+0% $282	+5% $236	+10% $191
Rent	-10% $149	-5% $215	+0% $282	+5% $348	+10% $414
Rate	-1.0pp $362	-0.5pp $322	base $282	+0.5pp $240	+1.0pp $198

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.30mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.30mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	44d	1	0.52mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	0.61mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.63mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	4d	1	0.69mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	0.70mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	0.71mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	0.82mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	44d	1	0.82mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	24d	1	0.87mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.46mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.46mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $160,000 Active 7 DOM
2. 2026-06-17
   days on market $160,000 Active 6 DOM
3. 2026-06-16
   days on market $160,000 Active 5 DOM
4. 2026-06-15
   days on market $160,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $160,000 Active 2 DOM

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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: $20,133
• − Mortgage interest: −$8,962
• − Property taxes: −$1,655
• − Insurance: −$800
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,655
• Taxable income: $839
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $3,180/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

+133.6% since first listed

11 events — show timeline

• 2026-06-09 Listed $160,000 GSREIN
• 2026-06-09 Listed $160,000 AcadianaMLS
• 2022-07-27 Listed $175,000 AcadianaMLS
• 2022-05-23 Price Changed $180,000 GSREIN
• 2022-04-23 Listed $180,000 AcadianaMLS
• 2010-07-23 Listed $115,000 GSREIN
• 2010-07-23 Listed $115,000 AcadianaMLS
• 2006-06-07 Sold (Public Records) $35,000 Public Records
• 1998-01-30 Sold (MLS) $69,500 GSREIN
• 1998-01-05 Listed $68,500 GSREIN
• 1998-01-05 Listed $68,500 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $1,655 · -6.2% YoY. Source: county tax records.