556 Sunset Dr · Slidell, LA 70460

$95,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 58 Days on market

Built 2011 $82/sqft · 56% below area

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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 +4.3/10.0
• 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

Charming cottage style home located in the heart of Slidell, offering a functional layout and excellent potential for a variety of buyers. This 3 bedroom, 2 full bath home features a spacious living area, ceiling fans in all bedrooms, and a large backyard for outdoor enjoyment or future enhancements. All appliances are in working condition, and the home is move in ready. This property provides a solid foundation for those looking to personalize, update, or create long term value. Whether you are searching for a primary residence, second home, or income producing property, this home offers flexibility to fit your goals. Efficient access to shopping, dining, and major roadways with easy access to I 10, making daily commuting efficient. Property is being sold as is. Buyer to verify all measurements and information. Property has a clear title. * * Schedule Your Showing Today. * *

Key facts

• Parking
• Built 2011
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $49k; list at $95k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.62% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $205,584
• List price: $95,000
• Delta: -53.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1737 Renell Dr	0.13mi	3/2.0	1,200 (+4%)	3mo	$125,000	$104	85
800 Huntwyck Cir	0.37mi	3/1.5	1,051 (-9%)	1mo	$152,000	$145	66
205 Chaucer Ct	0.51mi	2/1.0 (-1)	1,100 (-4%)	12mo	$169,000	$154	50
210 Westminster Dr	0.66mi	2/1.0 (-1)	1,021 (-11%)	10mo	$155,000	$152	33

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,715
• Equity at exit: $14,165

10-year hold

• IRR: 15.0%
• Equity multiple: 2.45×
• Total profit: $38,472
• Equity at exit: $8,214

Cash invested: $26,600 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$498
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $192

Break-even live

Break-even rent $1,299

Max offer price $95,000

Occupancy floor 83%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	43d	1	0.83mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	23d	1	0.85mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	0.85mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	1.04mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	43d	1	1.35mi
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	43d	1	1.41mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	43d	1	1.47mi

Listing history 13 events

1. 2026-06-07
   days on market $95,000 Active 58 DOM
2. 2026-06-03
   days on market $95,000 Active 54 DOM
3. 2026-06-02
   days on market $95,000 Active 53 DOM
4. 2026-06-01
   days on market $95,000 Active 52 DOM
5. 2026-05-31
   days on market $95,000 Active 51 DOM
6. 2026-04-10
   listed $95,000 Active 890-char remark

   Show marketing remark (884 chars)

   Charming cottage style home located in the heart of Slidell, offering a functional layout and excellent potential for a variety of buyers. This 3 bedroom, 2 full bath home features a spacious living area, ceiling fans in all bedrooms, and a large backyard for outdoor enjoyment or future enhancements. All appliances are in working condition, and the home is move in ready. This property provides a solid foundation for those looking to personalize, update, or create long term value. Whether you are searching for a primary residence, second home, or income producing property, this home offers flexibility to fit your goals. Efficient access to shopping, dining, and major roadways with easy access to I 10, making daily commuting efficient. Property is being sold as is. Buyer to verify all measurements and information. Property has a clear title. **Schedule Your Showing Today.**

7. 2026-04-10
   listed $95,000 Active 884-char remark

   Show marketing remark (884 chars)

   Charming cottage style home located in the heart of Slidell, offering a functional layout and excellent potential for a variety of buyers. This 3 bedroom, 2 full bath home features a spacious living area, ceiling fans in all bedrooms, and a large backyard for outdoor enjoyment or future enhancements. All appliances are in working condition, and the home is move in ready. This property provides a solid foundation for those looking to personalize, update, or create long term value. Whether you are searching for a primary residence, second home, or income producing property, this home offers flexibility to fit your goals. Efficient access to shopping, dining, and major roadways with easy access to I 10, making daily commuting efficient. Property is being sold as is. Buyer to verify all measurements and information. Property has a clear title. **Schedule Your Showing Today.**

8. 2015-04-07
   listed $85,900
9. 2015-04-07
   listed $85,900
10. 2015-01-15
    soldstatus $49,000
11. 2011-02-18
    soldstatus $17,800
12. 2010-08-09
    listed $24,500
13. 2010-08-09
    listed $24,500

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/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 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $18,497
• − Mortgage interest: −$5,321
• − Property taxes: −$740
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$2,764
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,033/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

+287.8% since first listed

8 events — show timeline

• 2026-04-10 Listed $95,000 AcadianaMLS
• 2026-04-10 Listed $95,000 GSREIN
• 2015-04-07 Listed $85,900 GSREIN
• 2015-04-07 Listed $85,900 AcadianaMLS
• 2015-01-15 Sold (Public Records) $49,000 Public Records
• 2011-02-18 Sold (MLS) $17,800 GSREIN
• 2010-08-09 Listed $24,500 GSREIN
• 2010-08-09 Listed $24,500 AcadianaMLS

Property tax history

-4.4%/yr

Latest (2025): $740 · -3.8% YoY. Source: county tax records.