113 Rooks Dr · Slidell, LA 70458

$160,000

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 123 Days on market

Built 1976 7,396 sqft lot Est $183k · 13% under ↓ 10% since listing

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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 +26.5/30.0
• ARV discount +13.2/15.0
• DSCR +9.1/10.0
• 1% rule +6.7/10.0
• 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

Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

Key facts

• Schools nearby
• Single family home
• Well sized lot

Tags

• SINGLE FAMILY HOME
• WELL SIZED LOT
• ESTABLISHED RESIDENTIAL AREA
• SCHOOLS NEARBY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+1.5%/yr); 489 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 31% 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 $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

• It's been on market 123 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $182,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Rooks Dr	0.00mi	3/2.0	1,564 (0%)	0mo	$161,700	$103	100
208 N Queens Dr	0.23mi	3/2.0	1,570 (+0%)	2mo	$199,900	$127	87
108 W Queens Dr	0.10mi	4/2.0 (+1)	1,476 (-6%)	6mo	$99,000	$67	76
110 W Queens Dr	0.09mi	4/2.0 (+1)	1,704 (+9%)	2mo	$205,000	$120	74
107 W Queens Dr	0.13mi	4/2.0 (+1)	1,735 (+11%)	2mo	$90,000	$52	69
507 Driftwood Cir	0.60mi	3/2.0	1,540 (-2%)	3mo	$95,000	$62	68
101 S Queens Dr	0.27mi	4/2.0 (+1)	1,664 (+6%)	6mo	$170,000	$102	67
344 Huntington Dr	0.58mi	3/2.0	1,603 (+2%)	3mo	$200,000	$125	66
120 Pine Cir	0.55mi	4/2.0 (+1)	1,660 (+6%)	3mo	$216,800	$131	57
555 Lenwood Dr	0.73mi	3/2.0	1,661 (+6%)	4mo	$200,000	$120	52
170 Timbers Dr	0.67mi	3/2.0	1,400 (-10%)	6mo	$160,000	$114	46
302 Crescentwood Loop	0.72mi	3/2.0	1,781 (+14%)	5mo	$208,000	$117	39

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,708
• Equity at exit: $23,857

10-year hold

• IRR: 7.0%
• Equity multiple: 1.49×
• Total profit: $22,031
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $425

Break-even live

Break-even rent $1,340

Max offer price $160,000

Occupancy floor 72%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	0.18mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.53mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	0.69mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	44d	1	0.69mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	44d	1	0.70mi
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	12d	1	0.82mi
111 Heather Dr Slidell, LA	3.0	2.0	2112	$1,750	$0.83	44d	1	0.89mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	44d	1	0.90mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	3d	1	0.98mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	44d	1	1.01mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	44d	1	1.03mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.06mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.06mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	1.25mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	1.25mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	1.26mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.28mi

Listing history 10 events

1. 2026-04-16
   status Pending 1250-char remark

   Show marketing remark (1250 chars)

   Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

2. 2026-04-16
   status Pending

   Show marketing remark (1250 chars)

   Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

3. 2026-02-02
   status Active
4. 2026-02-02
   price $160,000
5. 2026-01-30
   price $160,000 1250-char remark

   Show marketing remark (1250 chars)

   Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

6. 2025-12-19
   historical
7. 2025-12-01
   price $169,100 1250-char remark

   Show marketing remark (1250 chars)

   Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

8. 2025-12-01
   price $169,100

   Show marketing remark (1250 chars)

   Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

9. 2025-10-28
   listed $178,000 Active 1250-char remark

   Show marketing remark (1250 chars)

   Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

10. 2025-10-28
    listed $178,000 Active

    Show marketing remark (1250 chars)

    Welcome to this comfortable single-family home located in friendly Slidell, Louisiana. This residence, built in 1976, features 3 Bedrooms & 2 Baths with approximately 1,564 sq ft of living space. It sits on a well-sized lot of about 7,440 sq ft, providing a nice outdoor footprint for everyday living. Step inside to discover a practical and inviting layout. With the home's single-family design, you'll appreciate the ease of flow between living areas for both relaxing and entertaining. The yard offers outdoor opportunities--from gardening to play or simply enjoying fresh air. The lot size of 7,440 sq ft provides space without being overwhelming. Located in the 70458 ZIP code, the home benefits from being in a stable, established residential area. Schools nearby include Whispering Forest Elementary School (Pre-K-3), Clearwood Junior High School (Grades 4-8) and Northshore High School (Grades 9-12). For buyers seeking a home that's welcoming, well-proportioned and in an established neighborhood, this property presents a sound opportunity. With its mid-1970s build and comfortable footprint, it offers a balance of livability and value. This property is one of 18 Single Family Homes and 3 Land Tracts remaining in an Estate Portfolio.

ⓘ 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: $1,838 · $153/mo
• Projected year-2 tax: $1,838 · $153/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $22,539
• − Mortgage interest: −$8,962
• − Property taxes: −$1,838
• − Insurance: −$800
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$4,655
• Taxable income: $2,678
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,457/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): 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

-10.1% since first listed

10 events — show timeline

• 2026-04-16 Pending — AcadianaMLS
• 2026-04-16 Pending — GSREIN
• 2026-02-02 Relisted — GSREIN
• 2026-02-02 Price Changed $160,000 GSREIN
• 2026-01-30 Price Changed $160,000 AcadianaMLS
• 2025-12-19 Listing Removed — GSREIN
• 2025-12-01 Price Changed $169,100 AcadianaMLS
• 2025-12-01 Price Changed $169,100 GSREIN
• 2025-10-28 Listed $178,000 GSREIN
• 2025-10-28 Listed $178,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $1,838 · -3.9% YoY. Source: county tax records.