441 Olive Dr · Slidell, LA 70458

$135,000

2 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 64 Days on market

Built 1960 8,712 sqft lot $132/sqft · 23% below area Est $172k · 22% under

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Why this score? — see what drove the C+ 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Immaculate and move-in ready 2-bedroom, 1-bath all-brick home featuring stylish updates throughout. Interior highlights include luxury vinyl wood plank flooring, warm natural wood tones, and a spacious kitchen with white cabinetry, ceramic countertops, gas range, and a large pantry. The inviting family room is filled with natural light from an oversized window, creating a bright and welcoming space. Major updates include a new roof (2023), main sewer line replacement (2023), and A/C unit (2019). Situated on a huge yard with plenty of room to enjoy, this home also offers the added peace of mind of a renewable termite contract. A beautifully maintained property that is truly ready for its next owner.

Key facts

• Spacious kitchen
• Large pantry
• All-brick home

Tags

• ALL-BRICK HOME
• SPACIOUS KITCHEN
• WHITE CABINETRY
• CERAMIC COUNTERTOPS
• GAS RANGE
• LARGE PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $172,247
• List price: $135,000
• Delta: -21.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3281 Rama St	0.54mi	2/1.0	974 (-5%)	2mo	$163,300	$168	66
3756 Riviera Dr	0.49mi	3/1.5 (+1)	1,043 (+2%)	12mo	$106,000	$102	57
3222 Duncan St	0.51mi	3/2.0 (+1)	1,100 (+8%)	4mo	$66,200	$60	52
784 Pinetree St	0.71mi	3/1.0 (+1)	935 (-9%)	2mo	$145,000	$155	46
3360 Reine Ave	0.59mi	3/1.0 (+1)	1,090 (+6%)	12mo	$60,000	$55	46
3176 Carey St	0.66mi	3/1.0 (+1)	925 (-10%)	4mo	$137,000	$148	45
3785 Brookwood Dr	0.58mi	3/1.0 (+1)	1,138 (+11%)	12mo	$56,000	$49	39
3224 College St	0.69mi	3/1.0 (+1)	877 (-14%)	23mo	$89,500	$102	20

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-13,233
• Equity at exit: $20,129

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-6,025
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $169

Break-even live

Break-even rent $1,181

Max offer price $135,000

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.27mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	0.57mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	0.59mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	0.60mi
519 Spartan Dr #9205 Slidell, LA	1.0	1.0	851	$1,100	$1.29	43d	1	0.60mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.61mi
509 Spartan Dr #5208 Slidell, LA	1.0	1.0	831	$1,150	$1.38	1d	1	0.63mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.74mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	3d	8	0.78mi
2594 Front St Unit 2 Slidell, LA	1.0	1.0	1200	$1,450	$1.21	14d	1	1.22mi
2594 Front St Unit 3 Slidell, LA	1.0	1.0	800	$1,250	$1.56	43d	1	1.22mi
4456 Pontchartrain Dr Unit 7 Slidell, LA	2.0	1.0	850	$995	$1.17	3d	1	1.22mi
4456 Pontchartrain Dr Unit 15 Slidell, LA	2.0	1.0	850	$1,195	$1.41	21d	1	1.23mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,635	$1.71	2d	46	1.30mi
110 Canulette Rd #12 Slidell, LA	1.0	1.0	1300	$1,000	$0.77	21d	1	1.30mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,588	$1.60	2d	31	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 64 DOM
2. 2026-06-17
   days on market $135,000 Active 63 DOM
3. 2026-06-16
   days on market $135,000 Active 62 DOM
4. 2026-06-15
   days on market $135,000 Active 61 DOM
5. 2026-06-13
   days on market $135,000 Active 59 DOM
6. 2026-06-10
   pricedays on market $135,000 Active 56 DOM
7. 2026-06-09
   days on market $145,000 Active 55 DOM
8. 2026-06-08
   days on market $145,000 Active 54 DOM
9. 2026-06-07
   days on market $145,000 Active 53 DOM
10. 2026-06-03
    days on market $145,000 Active 49 DOM
11. 2026-06-02
    days on market $145,000 Active 48 DOM
12. 2026-06-01
    days on market $145,000 Active 47 DOM
13. 2026-05-31
    days on market $145,000 Active 46 DOM
14. 2026-04-15
    listed $145,000 Active 707-char remark

    Show marketing remark (707 chars)

    Immaculate and move-in ready 2-bedroom, 1-bath all-brick home featuring stylish updates throughout. Interior highlights include luxury vinyl wood plank flooring, warm natural wood tones, and a spacious kitchen with white cabinetry, ceramic countertops, gas range, and a large pantry. The inviting family room is filled with natural light from an oversized window, creating a bright and welcoming space. Major updates include a new roof (2023), main sewer line replacement (2023), and A/C unit (2019). Situated on a huge yard with plenty of room to enjoy, this home also offers the added peace of mind of a renewable termite contract. A beautifully maintained property that is truly ready for its next owner.

15. 2026-04-15
    listed $145,000 Active 707-char remark

    Show marketing remark (707 chars)

    Immaculate and move-in ready 2-bedroom, 1-bath all-brick home featuring stylish updates throughout. Interior highlights include luxury vinyl wood plank flooring, warm natural wood tones, and a spacious kitchen with white cabinetry, ceramic countertops, gas range, and a large pantry. The inviting family room is filled with natural light from an oversized window, creating a bright and welcoming space. Major updates include a new roof (2023), main sewer line replacement (2023), and A/C unit (2019). Situated on a huge yard with plenty of room to enjoy, this home also offers the added peace of mind of a renewable termite contract. A beautifully maintained property that is truly ready for its next owner.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,732
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,927
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,055/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

2 events — show timeline

• 2026-04-15 Listed $145,000 AcadianaMLS
• 2026-04-15 Listed $145,000 GSREIN

Property tax history

-14.6%/yr

Latest (2025): $159 · -14.4% YoY. Source: county tax records.