3885 Berkley St · Slidell, LA 70458

$99,000

4 bd · 3.0 ba · 2,500 sqft · SingleFamily public records · 21 Days on market

Built 1965 9,583 sqft lot $40/sqft · 58% 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
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!! Spacious, 4 Bedroom / 3 Full Bath home located on corner lot in Westchester Estates! Features include separate dining, family, and living rooms, interior utility room, attached carport for 2 vehicles and large shed. The home will need renovation, but there is lots of opportunity for either the investor or owner/occupants looking for a nice sized home and an affordable price to fix up! The location is convenient to the Hwy. 11 bridge for easy access to New Orleans. Sold in As-Is condition. Seller will not make any repairs. Utilities will not be connected for inspections. Won't last long! Call you agent today to schedule your private showing.

Key facts

• Attached carport
• Separate dining
• Family room

Tags

• CORNER LOT
• SEPARATE DINING
• FAMILY ROOM
• INTERIOR UTILITY ROOM
• ATTACHED CARPORT
• LARGE SHED

Property features AI

Finance

• Other: Lot size approximately 0.22 acres (about 9,494 sq. ft.)
• Financial info: No investor or income/expense details provided
• HOA & community: HOA information not specified

Exterior

• Parking: Attached carport with two parking spaces
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: One-story home; Exterior finished in brick and vinyl siding; Asphalt roof; Built on a slab foundation; Facing direction not specified
• Construction: Brick and vinyl siding construction; Asphalt roof; Slab foundation; Year built not specified
• Exterior features: Shed(s); City lot; Rectangular lot

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms count not specified
• Flooring: Flooring details not specified
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9 total rooms; Property reported in poor condition
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.3% 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.
• Zoned schools: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $684 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 + 1.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.63% ✓
• Cap rate: 21.33%
• Cash-on-cash: 53.70%
• DSCR: 3.39
• GRM: 3.2

CMA / ARV

• ARV (median comp): $230,331
• List price: $99,000
• Delta: -57.02%
• 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
3744 Croydon St	0.42mi	4/3.0	2,452 (-2%)	4mo	$250,000	$102	74
3851 Croydon St	0.31mi	3/2.0 (-1)	2,448 (-2%)	5mo	$223,000	$91	68
207 Spartan Loop	0.40mi	4/2.0	2,359 (-6%)	1mo	$305,000	$129	67
125 Cypress Lakes Dr	0.61mi	4/3.0	2,379 (-5%)	0mo	$459,000	$193	63
3901 Riviera Dr	0.21mi	5/2.0 (+1)	2,234 (-11%)	2mo	$157,000	$70	62
3808 Thomas Dr	0.56mi	3/2.5 (-1)	2,621 (+5%)	3mo	$269,000	$103	56
105 Parkbrook Cir	0.49mi	4/2.0	2,231 (-11%)	1mo	$165,000	$74	54
3902 Croydon St	0.34mi	3/2.0 (-1)	2,156 (-14%)	1mo	$230,000	$107	51
201 Annette Dr	0.56mi	4/2.0	2,235 (-11%)	1mo	$285,000	$128	51
197 Cypress Lakes Dr	0.66mi	5/3.0 (+1)	2,759 (+10%)	4mo	$420,000	$152	44
106 Hemlock Ct	0.74mi	4/2.0	2,213 (-12%)	1mo	$100,000	$45	42
37399 Lopez St	0.70mi	3/2.5 (-1)	2,761 (+10%)	3mo	$50,500	$18	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 50.0%
• Equity multiple: 3.13×
• Total profit: $59,132
• Equity at exit: $14,761

10-year hold

• IRR: 54.8%
• Equity multiple: 5.98×
• Total profit: $137,996
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,605 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,240

Break-even live

Break-even rent $1,035

Max offer price $99,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,296	-5% $1,268	+0% $1,240	+5% $1,212	+10% $1,184
Rent	-10% $1,035	-5% $1,138	+0% $1,240	+5% $1,343	+10% $1,446
Rate	-1.0pp $1,290	-0.5pp $1,266	base $1,240	+0.5pp $1,215	+1.0pp $1,189

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Little Pl Slidell, LA	3.0	3.0	3000	$4,900	$1.63	5d	1	0.85mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $99,000 Pending 21 DOM
2. 2026-06-10
   days on market $99,000 Active 19 DOM
3. 2026-06-09
   days on market $99,000 Active 18 DOM
4. 2026-06-08
   days on market $99,000 Active 17 DOM
5. 2026-06-07
   days on market $99,000 Active 16 DOM
6. 2026-06-03
   days on market $99,000 Active 12 DOM
7. 2026-06-02
   days on market $99,000 Active 11 DOM
8. 2026-06-01
   days on market $99,000 Active 10 DOM
9. 2026-05-31
   days on market $99,000 Active 9 DOM
10. 2026-05-08
    status Pending 673-char remark

    Show marketing remark (673 chars)

    CALLING ALL INVESTORS!!! Spacious, 4 Bedroom / 3 Full Bath home located on corner lot in Westchester Estates! Features include separate dining, family, and living rooms, interior utility room, attached carport for 2 vehicles and large shed. The home will need renovation, but there is lots of opportunity for either the investor or owner/occupants looking for a nice sized home and an affordable price to fix up! The location is convenient to the Hwy. 11 bridge for easy access to New Orleans. Sold in As-Is condition. Seller will not make any repairs. Utilities will not be connected for inspections. Won't last long! Call you agent today to schedule your private showing.

11. 2026-05-08
    status Pending 676-char remark

    Show marketing remark (673 chars)

    CALLING ALL INVESTORS!!! Spacious, 4 Bedroom / 3 Full Bath home located on corner lot in Westchester Estates! Features include separate dining, family, and living rooms, interior utility room, attached carport for 2 vehicles and large shed. The home will need renovation, but there is lots of opportunity for either the investor or owner/occupants looking for a nice sized home and an affordable price to fix up! The location is convenient to the Hwy. 11 bridge for easy access to New Orleans. Sold in As-Is condition. Seller will not make any repairs. Utilities will not be connected for inspections. Won't last long! Call you agent today to schedule your private showing.

12. 2026-04-27
    listed $99,000 Active 673-char remark

    Show marketing remark (673 chars)

    CALLING ALL INVESTORS!!! Spacious, 4 Bedroom / 3 Full Bath home located on corner lot in Westchester Estates! Features include separate dining, family, and living rooms, interior utility room, attached carport for 2 vehicles and large shed. The home will need renovation, but there is lots of opportunity for either the investor or owner/occupants looking for a nice sized home and an affordable price to fix up! The location is convenient to the Hwy. 11 bridge for easy access to New Orleans. Sold in As-Is condition. Seller will not make any repairs. Utilities will not be connected for inspections. Won't last long! Call you agent today to schedule your private showing.

13. 2026-04-27
    listed $99,000 Active 676-char remark

    Show marketing remark (673 chars)

    CALLING ALL INVESTORS!!! Spacious, 4 Bedroom / 3 Full Bath home located on corner lot in Westchester Estates! Features include separate dining, family, and living rooms, interior utility room, attached carport for 2 vehicles and large shed. The home will need renovation, but there is lots of opportunity for either the investor or owner/occupants looking for a nice sized home and an affordable price to fix up! The location is convenient to the Hwy. 11 bridge for easy access to New Orleans. Sold in As-Is condition. Seller will not make any repairs. Utilities will not be connected for inspections. Won't last long! Call you agent today to schedule your private showing.

ⓘ 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/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: $31,259
• − Mortgage interest: −$5,546
• − Property taxes: −$3,084
• − Insurance: −$495
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$2,880
• Taxable income: $14,253
• Est. tax owed @ 24.0%: −$3,421
• After-tax cash flow: $11,465/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

+0.0% since first listed

8 events — show timeline

• 2026-06-12 Pending — GSREIN
• 2026-06-12 Pending — AcadianaMLS
• 2026-05-26 Relisted — AcadianaMLS
• 2026-05-26 Relisted — GSREIN
• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GSREIN
• 2026-04-27 Listed $99,000 AcadianaMLS
• 2026-04-27 Listed $99,000 GSREIN

Property tax history

+6.6%/yr

Latest (2025): $3,084 · -6.2% YoY. Source: county tax records.