35326 Windsor Dr · Slidell, LA 70460

$103,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 34 Days on market

Built 1991 Fair condition $79/sqft · 48% below area Est $204k · 50% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice open floor plan with large fireplace. The back yard is partially fenced. Larger trees are at the rear of the yard leaving a nice open space for play, entertaining, or a large garden. Storage shed is to the side.

Key facts

• Open floor plan
• Partially fenced
• Large garden

Tags

• OPEN FLOOR PLAN
• LARGE FIREPLACE
• PARTIALLY FENCED
• LARGE GARDEN
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $103k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• Zoned schools: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 61% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 323 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 32% of the median local income ($63k/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 $712 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $85k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.63% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.33%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $204,113
• List price: $103,000
• Delta: -49.54%
• 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
35337 Bond Dr	0.03mi	3/2.0	1,250 (-4%)	4mo	$147,500	$118	88
35521 Devon Dr	0.46mi	3/2.0	1,322 (+2%)	6mo	$205,000	$155	71
35228 Windsor Dr	0.20mi	3/2.0	1,400 (+8%)	11mo	$150,000	$107	68
422 Portsmouth Dr	0.65mi	3/2.0	1,290 (-1%)	5mo	$105,320	$82	64
58371 East Ave	0.41mi	3/1.0	1,206 (-7%)	1mo	$175,000	$145	63
35378 Liberty Dr	0.41mi	3/2.0	1,411 (+8%)	6mo	$240,000	$170	62
35593 Devon Dr	0.52mi	2/1.0 (-1)	1,262 (-3%)	5mo	$155,500	$123	57
35281 Garden Dr	0.47mi	3/2.0	1,204 (-8%)	10mo	$144,000	$120	57
57959 Jefferson Ave	0.56mi	3/2.0	1,200 (-8%)	8mo	$120,500	$100	55
226 Drury Ln	0.71mi	3/2.0	1,364 (+5%)	9mo	$115,000	$84	52
35548 Devon Dr	0.43mi	3/1.0	1,116 (-14%)	9mo	$35,000	$31	44
209 Drury Ln	0.75mi	3/2.0	1,470 (+13%)	6mo	$171,000	$116	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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.15×
• Total profit: $33,241
• Equity at exit: $15,358

10-year hold

• IRR: 36.0%
• Equity multiple: 4.77×
• Total profit: $108,703
• Equity at exit: $8,906

Cash invested: $28,840 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 7 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $180,000 ($128/sqft)
• Median days on market: 88 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +22.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70460

• Rents YoY: 5.9%
• Active inventory: 323
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$540
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $705

Break-even live

Break-even rent $789

Max offer price $103,000

Occupancy floor 53%

Sensitivity live

Price	-10% $763	-5% $734	+0% $705	+5% $676	+10% $647
Rent	-10% $572	-5% $638	+0% $705	+5% $771	+10% $838
Rate	-1.0pp $757	-0.5pp $731	base $705	+0.5pp $678	+1.0pp $651

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: $25,750
• Closing costs: $3,090
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35515 Oakridge Ave Unit B Slidell, LA	3.0	2.0	1100	$1,200	$1.09	67d	1	0.29mi
35510 Devon Dr Slidell, LA	3.0	2.0	1335	$1,900	$1.42	10d	1	0.46mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	139d	1	0.49mi
35240 Bayou Liberty Rd Unit 775G Slidell, LA	2.0	2.5	1380	$1,350	$0.98	67d	1	0.51mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	139d	1	0.52mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	139d	1	0.53mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	139d	1	0.57mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	140d	1	0.61mi
421 Portsmouth Dr Slidell, LA	2.0	1.0	968	$1,300	$1.34	10d	1	0.62mi
318 Drury Ln Slidell, LA	3.0	2.0	1538	$1,750	$1.14	78d	1	0.64mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	140d	1	0.67mi
310 Portsmouth Dr Slidell, LA	2.0	1.0	983	$1,375	$1.40	81d	1	0.71mi
124 Drury Ln Slidell, LA	3.0	2.0	1700	$2,000	$1.18	10d	1	0.88mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterSeptic tank sewer
• Home design: Single-story homeFrame construction with vinyl sidingAsphalt shingle roofSlab foundationAverage condition
• Construction: Built with frame construction and vinyl sidingAsphalt shingle roofSlab foundation
• Exterior features: Concrete patio/porchShed(s)Outside city limitsRectangular lot (approx. 45 x 140)

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Cathedral ceilingsHigh ceilingsVaulted ceilingsWood-burning fireplace

Listing history 32 events

1. 2026-09-23
   days on market $103,000 Active 34 DOM
2. 2026-09-22
   days on market $103,000 Active 33 DOM
3. 2026-09-21
   days on market $103,000 Active 32 DOM
4. 2026-09-20
   days on market $103,000 Active 31 DOM
5. 2026-09-19
   days on market $103,000 Active 30 DOM
6. 2026-09-18
   days on market $103,000 Active 29 DOM
7. 2026-09-17
   days on market $103,000 Active 28 DOM
8. 2026-09-16
   days on market $103,000 Active 27 DOM
9. 2026-09-15
   days on market $103,000 Active 26 DOM
10. 2026-09-14
    days on market $103,000 Active 25 DOM
11. 2026-09-13
    days on market $103,000 Active 24 DOM
12. 2026-09-12
    days on market $103,000 Active 23 DOM
13. 2026-09-11
    days on market $103,000 Active 22 DOM
14. 2026-09-05
    days on market $103,000 Active 16 DOM
15. 2026-09-04
    days on market $103,000 Active 15 DOM
16. 2026-09-03
    days on market $103,000 Active 14 DOM
17. 2026-08-31
    days on market $103,000 Active 11 DOM
18. 2026-08-29
    days on market $103,000 Active 9 DOM
19. 2026-08-28
    days on market $103,000 Active 8 DOM
20. 2026-08-27
    days on market $103,000 Active 7 DOM
21. 2026-08-25
    days on market $103,000 Active 5 DOM
22. 2026-08-24
    days on market $103,000 Active 4 DOM
23. 2026-08-23
    days on market $103,000 Active 3 DOM
24. 2026-08-22
    days on market $103,000 Active 2 DOM
25. 2026-08-21
    pricestatusdays on marketlisting id $103,000 Active 1 DOM
26. 2026-05-16
    price $112,500 285-char remark
27. 2026-05-16
    price $112,500 287-char remark
28. 2026-04-11
    listed $122,500 Active 285-char remark
29. 2026-04-11
    listed $122,500 Active 287-char remark
30. 2012-10-19
    soldstatus $85,000
31. 2012-01-03
    listed $89,900
32. 2012-01-03
    listed $89,900

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $566 · $47/mo
• Expected delta: +$84/yr (+$7/mo · 17.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,175
• − Mortgage interest: −$5,770
• − Property taxes: −$483
• − Insurance: −$515
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,996
• Taxable income: $7,183
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $6,735/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $32,525–$58,545 screening

The home requires significant repairs and maintenance, including painting the exterior siding, replacing the roof, and improving the landscaping. These updates will increase its resale value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof not visible, but appears aged and damaged
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and possibly leaking
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and possibly in need of replacement
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear old and possibly in need of replacement
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears old and possibly in need of replacement

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration, and the paint appears faded.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and discoloration.
• Major landscaping — The landscaping appears to be overgrown and in need of maintenance.
• Major fencing — The fencing is in poor condition and appears to be in need of repair or replacement.

Value-add opportunities

• Resale Paint the exterior siding and replace the roof. — Painting the exterior siding and replacing the roof will improve the home's curb appeal and increase its resale value. ↑
• Resale Replace the flooring and interior walls. — Replacing the flooring and interior walls will improve the home's condition and increase its resale value. ↑
• Resale Maintain and improve the landscaping. — Maintaining and improving the landscaping will increase the home's curb appeal and increase its resale value. ↑
• Resale Repair and replace the fencing. — Repairing and replacing the fencing will improve the home's curb appeal and increase its resale value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Bayou Woods Elementary School D LA #129/646 Nat'l #12,785/41,679 Middle Slidell Junior High School F LA #84/218 Nat'l #7,206/14,009 High Slidell High School F LA #93/265 Nat'l #8,937/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 16% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public waterSeptic tank sewer
• Home design: Single-story homeFrame construction with vinyl sidingAsphalt shingle roofSlab foundationAverage condition
• Construction: Built with frame construction and vinyl sidingAsphalt shingle roofSlab foundation
• Exterior features: Concrete patio/porchShed(s)Outside city limitsRectangular lot (approx. 45 x 140)

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Cathedral ceilingsHigh ceilingsVaulted ceilingsWood-burning fireplace

Price history

+14.6% since first listed

9 events — show timeline

• 2026-08-19 Listed $103,000 GSREIN
• 2026-08-19 Listed $103,000 AcadianaMLS
• 2026-05-28 Pending — AcadianaMLS
• 2026-05-16 Price Changed $112,500 AcadianaMLS
• 2026-05-16 Price Changed $112,500 GSREIN
• 2026-04-11 Listed $122,500 AcadianaMLS
• 2012-10-19 Sold (MLS) $85,000 GSREIN
• 2012-01-03 Listed $89,900 AcadianaMLS
• 2012-01-03 Listed $89,900 GSREIN

Property tax history

-11.1%/yr

Latest (2025): $483 · -3.7% YoY. Source: county tax records.