1528-1530 Live Oak St · Slidell, LA 70460

$199,900

6 bd · 2.0 ba · 892 sqft · SingleFamily public records · 77 Days on market

Built 1980 $224/sqft · 223% above area Est $146k · 37% over

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Why this score? — see what drove the D+ 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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property, two units, each unit has three bedrooms, one bath, kitchen, living area, laundry room, fenced yard. Property site two lots, each lot is 75 by 115. Second side lot has a natural gas pipeline easement thru the middle of the lot, so cannot be developed, however the 75 frontage could be used for parking. This lot has not been maintained cut clear by seller over recent years. The property to be sold AS IS, seller making no repairs. Roof is 20 years old. Climate system components are less than 10 years old. No carpet, tile flooring. Kitchens original construction, with range and refrigerator. Primary bedroom has sliding door to back patio/back yard. Laundry room opens to back yard/patio. Treatment plant is current with Environmental Health. Tank cleared 2025. System is on a separate meter pan.

Key facts

• Fenced yard
• No carpet
• Tile flooring

Tags

• FENCED YARD
• NO CARPET
• TILE FLOORING
• SLIDING DOOR TO BACK PATIO

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $341 ($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 $194k (3.1% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $146,349
• List price: $199,900
• Delta: 36.59%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,924
• Equity at exit: $29,806

10-year hold

• IRR: 10.1%
• Equity multiple: 1.87×
• Total profit: $48,742
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $341

Break-even live

Break-even rent $1,505

Max offer price $199,900

Occupancy floor 77%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $199,900 Active 77 DOM
2. 2026-06-17
   days on market $199,900 Active 76 DOM
3. 2026-06-16
   days on market $199,900 Active 75 DOM
4. 2026-06-15
   days on market $199,900 Active 74 DOM
5. 2026-06-13
   days on market $199,900 Active 72 DOM
6. 2026-06-10
   days on market $199,900 Active 69 DOM
7. 2026-06-09
   days on market $199,900 Active 68 DOM
8. 2026-06-08
   days on market $199,900 Active 67 DOM
9. 2026-06-07
   days on market $199,900 Active 66 DOM
10. 2026-06-03
    days on market $199,900 Active 62 DOM
11. 2026-06-02
    days on market $199,900 Active 61 DOM
12. 2026-06-01
    days on market $199,900 Active 60 DOM
13. 2026-05-31
    days on market $199,900 Active 59 DOM
14. 2026-04-02
    listed $199,900 Active 820-char remark

    Show marketing remark (819 chars)

    Investment property, two units, each unit has three bedrooms, one bath, kitchen, living area, laundry room, fenced yard. Property site two lots, each lot is 75 by 115. Second side lot has a natural gas pipeline easement thru the middle of the lot, so cannot be developed, however the 75 frontage could be used for parking. This lot has not been maintained cut clear by seller over recent years. The property to be sold AS IS, seller making no repairs. Roof is 20 years old. Climate system components are less than 10 years old. No carpet, tile flooring. Kitchens original construction, with range and refrigerator. Primary bedroom has sliding door to back patio/back yard. Laundry room opens to back yard/patio. Treatment plant is current with Environmental Health. Tank cleared 2025. System is on a separate meter pan.

15. 2026-04-02
    listed $199,900 Active 819-char remark

    Show marketing remark (819 chars)

    Investment property, two units, each unit has three bedrooms, one bath, kitchen, living area, laundry room, fenced yard. Property site two lots, each lot is 75 by 115. Second side lot has a natural gas pipeline easement thru the middle of the lot, so cannot be developed, however the 75 frontage could be used for parking. This lot has not been maintained cut clear by seller over recent years. The property to be sold AS IS, seller making no repairs. Roof is 20 years old. Climate system components are less than 10 years old. No carpet, tile flooring. Kitchens original construction, with range and refrigerator. Primary bedroom has sliding door to back patio/back yard. Laundry room opens to back yard/patio. Treatment plant is current with Environmental Health. Tank cleared 2025. System is on a separate meter pan.

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$411/yr (+$34/mo · 59.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $23,240
• − Mortgage interest: −$11,198
• − Property taxes: −$688
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$5,815
• Taxable income: $822
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,896/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

+0.0% since first listed

2 events — show timeline

• 2026-04-02 Listed $199,900 AcadianaMLS
• 2026-04-02 Listed $199,900 GSREIN

Property tax history

-0.4%/yr

Latest (2016): $688 · -0.7% YoY. Source: county tax records.