35326 Windsor Dr · Slidell, LA 70460

$112,500

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 43 Days on market

Built 1991 $86/sqft · 43% below area Est $205k · 45% 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 +4.3/10.0
• 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

Highest & Best Hold Period now - expires 05/19/2026 01:00 PM CST 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 $112k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 34% 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 $778 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.22%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $204,508
• List price: $112,500
• Delta: -44.99%
• 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%)	1mo	$147,500	$118	91
35521 Devon Dr	0.46mi	3/2.0	1,322 (+2%)	3mo	$205,000	$155	73
35228 Windsor Dr	0.20mi	3/2.0	1,400 (+8%)	8mo	$150,000	$107	71
422 Portsmouth Dr	0.65mi	3/2.0	1,290 (-1%)	2mo	$105,320	$82	67
35378 Liberty Dr	0.41mi	3/2.0	1,411 (+8%)	3mo	$240,000	$170	64
35637 Devon Dr	0.58mi	4/2.0 (+1)	1,300 (-0%)	8mo	$82,400	$63	61
35593 Devon Dr	0.52mi	2/1.0 (-1)	1,262 (-3%)	2mo	$155,500	$123	60
35281 Garden Dr	0.47mi	3/2.0	1,204 (-8%)	7mo	$144,000	$120	60
57959 Jefferson Ave	0.56mi	3/2.0	1,200 (-8%)	4mo	$120,500	$100	57
226 Drury Ln	0.71mi	3/2.0	1,364 (+5%)	6mo	$115,000	$84	54
35548 Devon Dr	0.43mi	3/1.0	1,116 (-14%)	6mo	$35,000	$31	47
209 Drury Ln	0.75mi	3/2.0	1,470 (+13%)	3mo	$171,000	$116	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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.09×
• Total profit: $34,315
• Equity at exit: $16,774

10-year hold

• IRR: 34.8%
• Equity multiple: 4.62×
• Total profit: $114,036
• Equity at exit: $9,727

Cash invested: $31,500 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$590
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $741

Break-even live

Break-even rent $857

Max offer price $112,500

Occupancy floor 54%

Sensitivity live

Price	-10% $804	-5% $772	+0% $741	+5% $709	+10% $677
Rent	-10% $599	-5% $670	+0% $741	+5% $812	+10% $882
Rate	-1.0pp $797	-0.5pp $769	base $741	+0.5pp $711	+1.0pp $682

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.49mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	0.52mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	44d	1	0.53mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	0.57mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	45d	1	0.61mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	45d	1	0.67mi

Listing history 7 events

1. 2026-05-16
   price $112,500 285-char remark

   Show marketing remark (287 chars)

   Highest & Best Hold Period now - expires 05/19/2026 01:00 PM CST 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.

2. 2026-05-16
   price $112,500 287-char remark

   Show marketing remark (287 chars)

   Highest & Best Hold Period now - expires 05/19/2026 01:00 PM CST 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.

3. 2026-04-11
   listed $122,500 Active 285-char remark

   Show marketing remark (287 chars)

   Highest & Best Hold Period now - expires 05/19/2026 01:00 PM CST 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.

4. 2026-04-11
   listed $122,500 Active 287-char remark

   Show marketing remark (287 chars)

   Highest & Best Hold Period now - expires 05/19/2026 01:00 PM CST 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.

5. 2012-10-19
   soldstatus $85,000
6. 2012-01-03
   listed $89,900
7. 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: $619 · $52/mo
• Expected delta: +$136/yr (+$11/mo · 28.2%)

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

Taxation est. · year 1

• Rental income: $21,535
• − Mortgage interest: −$6,302
• − Property taxes: −$483
• − Insurance: −$562
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,273
• Taxable income: $7,470
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $7,095/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

+25.1% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $112,500 AcadianaMLS
• 2026-05-16 Price Changed $112,500 GSREIN
• 2026-04-11 Listed $122,500 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.