370 Cumberland Dr · Slidell, LA 70458

$189,000

4 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 363 Days on market

Built 1996 7,405 sqft lot $139/sqft · 7% above area Est $205k · 8% 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 +21.8/30.0
• ARV discount +11.1/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• 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

This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

Key facts

• Covered porch
• Well manicured lot
• French doors

Tags

• WELL MANICURED LOT
• BRAND NEW HOT WATER HEATER
• COVERED PORCH
• FRENCH DOORS
• HUGE DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.1% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 363 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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 $38k; list at $189k implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $205,369
• List price: $189,000
• Delta: -7.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3858 Eton St	0.19mi	3/2.0 (-1)	1,367 (+0%)	1mo	$188,000	$138	83
328 Hickory Dr	0.15mi	3/1.0 (-1)	1,350 (-1%)	4mo	$137,000	$101	80
471 Olive Dr	0.19mi	3/2.0 (-1)	1,238 (-9%)	6mo	$150,000	$121	63
2872 Slidell Ave	0.61mi	3/1.0 (-1)	1,338 (-2%)	1mo	$139,000	$104	60
3844 Riviera Dr	0.40mi	3/1.5 (-1)	1,466 (+8%)	6mo	$150,000	$102	59
156 Greencrest Dr	0.69mi	3/2.0 (-1)	1,350 (-1%)	0mo	$130,000	$96	59
136 Palm Springs Dr	0.66mi	3/1.5 (-1)	1,348 (-1%)	5mo	$170,000	$126	58
127 Whitehall Dr	0.51mi	4/2.0	1,475 (+8%)	5mo	$145,000	$98	57
3046 Slidell Ave	0.54mi	4/1.0	1,253 (-8%)	4mo	$85,000	$68	56
931 Hailey Ave	0.55mi	3/2.0 (-1)	1,445 (+6%)	2mo	$141,000	$98	55
3637 Riviera Dr	0.37mi	3/2.0 (-1)	1,200 (-12%)	2mo	$138,000	$115	54
140 Greencrest Dr	0.71mi	3/2.0 (-1)	1,480 (+8%)	1mo	$176,000	$119	44

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,832
• Equity at exit: $28,181

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-185
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$991
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $292

Break-even live

Break-even rent $1,443

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $399	-5% $346	+0% $292	+5% $239	+10% $185
Rent	-10% $149	-5% $221	+0% $292	+5% $364	+10% $436
Rate	-1.0pp $387	-0.5pp $340	base $292	+0.5pp $243	+1.0pp $194

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	45d	1	0.19mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	45d	1	0.37mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	5d	1	0.51mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	23d	1	0.52mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	5d	1	0.59mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	45d	1	0.63mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	0.63mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	25d	1	0.64mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	1.40mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	1.42mi

Listing history 30 events

1. 2026-06-16
   days on market $189,000 Active 363 DOM
2. 2026-06-15
   days on market $189,000 Active 362 DOM
3. 2026-06-13
   days on market $189,000 Active 360 DOM
4. 2026-06-10
   days on market $189,000 Active 357 DOM
5. 2026-06-09
   days on market $189,000 Active 356 DOM
6. 2026-06-08
   days on market $189,000 Active 355 DOM
7. 2026-06-07
   days on market $189,000 Active 354 DOM
8. 2026-06-03
   days on market $189,000 Active 350 DOM
9. 2026-06-02
   days on market $189,000 Active 349 DOM
10. 2026-06-01
    days on market $189,000 Active 348 DOM
11. 2026-05-31
    days on market $189,000 Active 347 DOM
12. 2026-01-09
    price $189,000 571-char remark

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

13. 2026-01-09
    price $189,000 571-char remark

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

14. 2025-09-26
    price $192,000 571-char remark

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

15. 2025-09-25
    price $192,000 571-char remark

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

16. 2025-06-16
    listed $193,700 Active 571-char remark

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

17. 2025-06-16
    listed $193,700 Active 571-char remark

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

18. 2025-06-16
    listed $193,700 Active

    Show marketing remark (571 chars)

    This 4-bedroom 1.5 bath home with an open floor plan is sitting on a very well-manicured lot in the Westchester subdivision. You can enjoy your meals on the well built in bar area for comfortable dining. This home offers a brand-new hot water heater, and several of the rooms boast beautiful murals on the walls. The back of this lovely home offers a covered porch with French doors leading to the backyard that you will find not only one but two outdoor sheds and a huge deck that you can use for all your entertaining. Please don't wait and call today for your showing.

19. 2016-06-07
    historical
20. 2016-06-07
    soldstatus $37,511 Sold
21. 2016-05-19
    status Under Contract
22. 2016-04-21
    listed $40,000 Active
23. 2016-04-21
    listed $40,000
24. 2003-03-25
    soldstatus $79,000
25. 2003-03-18
    soldstatus $79,000
26. 2003-01-27
    listed $79,000
27. 2003-01-27
    listed $79,000
28. 1997-07-02
    soldstatus $67,000
29. 1997-07-01
    listed $69,900
30. 1997-07-01
    listed $69,900

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$200/yr (+$17/mo · 23.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $21,754
• − Mortgage interest: −$10,587
• − Property taxes: −$840
• − Insurance: −$945
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,498
• Taxable income: $404
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $3,411/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

+170.4% since first listed

19 events — show timeline

• 2026-01-09 Price Changed $189,000 AcadianaMLS
• 2026-01-09 Price Changed $189,000 GSREIN
• 2025-09-26 Price Changed $192,000 AcadianaMLS
• 2025-09-25 Price Changed $192,000 GSREIN
• 2025-06-16 Listed $193,700 AcadianaMLS
• 2025-06-16 Listed $193,700 GSREIN
• 2025-06-16 Listed $193,700 AcadianaMLS
• 2016-06-07 Listing Removed — GSREIN
• 2016-06-07 Sold (MLS) $37,511 GSREIN
• 2016-05-19 Pending — GSREIN
• 2016-04-21 Listed $40,000 GSREIN
• 2016-04-21 Listed $40,000 AcadianaMLS
• 2003-03-25 Sold (Public Records) $79,000 Public Records
• 2003-03-18 Sold (MLS) $79,000 GSREIN
• 2003-01-27 Listed $79,000 GSREIN
• 2003-01-27 Listed $79,000 AcadianaMLS
• 1997-07-02 Sold (MLS) $67,000 GSREIN
• 1997-07-01 Listed $69,900 GSREIN
• 1997-07-01 Listed $69,900 AcadianaMLS

Property tax history

-5.4%/yr

Latest (2025): $840 · -8.5% YoY. Source: county tax records.