164 Marina Dr #164 · Eden Isle, LA 70458

$129,900

1 bd · 2.0 ba · 1,116 sqft · Condo · 304 Days on market

Built 1984 Good condition $116/sqft · 43% below area Est $226k · 43% under · waterfront $585/mo HOA · 44% of rent

---

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).

• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Cash flow +3.0/30.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single family One bedroom plus bonus loft area with private bath, condo offers a great view of the Eden Isle Bayou from back porch. Two car COVERED PARKING carport. Living area features tile floors and French doors to rear patio, Kitchen features custom cherry wood cabinets, stainless steal appliances, double door refrigerator, glass top range, MW oven. Master suite with wood vinyl flooring and split bath/ dressing area with cherry wood cabinets. Two climate systems, one for loft area and one for lower area. No boat slip parking.

Key facts

• Covered parking
• Private bath
• Glass top range

Tags

• PRIVATE BATH
• COVERED PARKING
• CUSTOM CHERRY WOOD CABINETS
• STAINLESS STEEL APPLIANCES
• DOUBLE DOOR REFRIGERATOR
• GLASS TOP RANGE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (47.1% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $69k (47.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#207 in LA) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, employment B; Watch: amenities F, commute F, health & safety 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); 580 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $898 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 304 days — a 12% lower offer ($114k) 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

• Watch-outs: HOA is 44% of rent.

Recommended offer $68,774 (47.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 2.39%
• Cash-on-cash: -13.94%
• DSCR: 0.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $226,002
• List price: $129,900
• Delta: -42.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -45.6%
• Equity multiple: -0.36×
• Total profit: $-49,609
• Equity at exit: $19,369

10-year hold

• IRR: —
• Equity multiple: -1.32×
• Total profit: $-84,398
• Equity at exit: $11,231

Cash invested: $36,372 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $146,500 ($126/sqft)
• Median days on market: 33 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +60.5% above current asking $/sqft

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

ZIP-level market 70458

• Rents YoY: 1.5%
• Active inventory: 580
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$585
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-422

Break-even live

Break-even rent $1,877

Max offer price $68,774

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-378	+0% $-422	+5% $-467	+10% $-512
Rent	-10% $-528	-5% $-475	+0% $-422	+5% $-369	+10% $-316
Rate	-1.0pp $-357	-0.5pp $-389	base $-422	+0.5pp $-456	+1.0pp $-490

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Marina Dr Slidell, LA	2.0	2.0	1250	$1,400	$1.12	69d	1	0.03mi
224 Marina Dr Slidell, LA	2.0	1.5	1287	$1,400	$1.09	93d	1	0.09mi
232 Marina Dr Slidell, LA	2.0	1.5	1250	$1,500	$1.20	93d	1	0.09mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,400	$1.27	28d	1	0.57mi
1490 Harbor Dr #113 Slidell, LA	2.0	1.0	792	$1,500	$1.89	93d	1	0.74mi
1850 Harbor Dr Slidell, LA	1.0–2.0	1.0–2.0	727	$1,100	$1.51	11d	7	0.94mi
3500 Oak Harbor Blvd Slidell, LA	1.0–2.0	1.0–2.0	880	$1,190	$1.35	11d	15	0.99mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,125	$0.99	11d	1	1.01mi
4504 Pontchartrain Dr Slidell, LA	2.0	2.0	821	$1,250	$1.52	72d	1	1.02mi
4480 Pontchartrain Dr Slidell, LA	1.0–2.0	1.0	713	$950	$1.33	26d	3	1.05mi
4456 Pontchartrain Dr Unit 15 Slidell, LA	2.0	1.0	850	$1,195	$1.41	39d	1	1.10mi
4456 Pontchartrain Dr Unit 15 Slidell, LA	2.0	1.0	850	$1,095	$1.29	39d	1	1.10mi
4456 Pontchartrain Dr Unit 7 Slidell, LA	2.0	1.0	850	$995	$1.17	52d	1	1.10mi
62200 W End Blvd Slidell, LA	1.0–2.0	1.0–2.0	816	$1,180	$1.45	11d	15	1.16mi
505 Spartan Dr Slidell, LA	1.0	1.0	850	$1,275	$1.50	16d	2	1.22mi
4704 Pontchartrain Dr #1 Slidell, LA	2.0	2.5	1200	$1,495	$1.25	59d	1	1.22mi
507 Spartan Dr #4203 Slidell, LA	1.0	1.0	757	$1,350	$1.78	34d	1	1.23mi
509 Spartan Dr #5208 Slidell, LA	1.0	1.0	831	$1,150	$1.38	51d	1	1.23mi
519 Spartan Dr #9205 Slidell, LA	1.0	1.0	851	$1,100	$1.29	93d	1	1.28mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	72d	1	1.28mi
301 Spartan Dr Slidell, LA	1.0–3.0	1.0–2.0	882	$1,254	$1.42	11d	8	1.29mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	51d	2	1.44mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	11d	1	1.44mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	93d	1	1.44mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	65d	1	1.46mi
4754 Pontchartrain Dr Unit 18 Slidell, LA	2.0	1.5	900	$1,165	$1.29	11d	1	1.47mi

HOA detail $585/mo · $7,020/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $129,900 Active 304 DOM
2. 2026-08-07
   days on market $129,900 Active 303 DOM
3. 2026-08-06
   days on market $129,900 Active 302 DOM
4. 2026-08-05
   days on market $129,900 Active 301 DOM
5. 2026-08-04
   days on market $129,900 Active 300 DOM
6. 2026-08-03
   days on market $129,900 Active 299 DOM
7. 2026-07-31
   days on market $129,900 Active 296 DOM
8. 2026-07-30
   days on market $129,900 Active 294 DOM
9. 2026-07-28
   days on market $129,900 Active 293 DOM
10. 2026-07-26
    days on market $129,900 Active 291 DOM
11. 2026-07-24
    days on market $129,900 Active 289 DOM
12. 2026-07-23
    days on market $129,900 Active 288 DOM
13. 2026-07-22
    days on market $129,900 Active 287 DOM
14. 2026-07-21
    days on market $129,900 Active 286 DOM
15. 2026-07-20
    days on market $129,900 Active 285 DOM
16. 2026-07-18
    days on market $129,900 Active 283 DOM
17. 2026-07-18
    days on market $129,900 Active 282 DOM
18. 2026-07-16
    days on market $129,900 Active 281 DOM
19. 2026-07-15
    days on market $129,900 Active 280 DOM
20. 2026-07-14
    days on market $129,900 Active 279 DOM
21. 2026-07-13
    days on market $129,900 Active 278 DOM
22. 2026-07-13
    days on market $129,900 Active 277 DOM
23. 2026-07-11
    days on market $129,900 Active 276 DOM
24. 2026-07-10
    days on market $129,900 Active 275 DOM
25. 2026-07-09
    days on market $129,900 Active 274 DOM
26. 2026-07-07
    days on market $129,900 Active 272 DOM
27. 2026-07-06
    days on market $129,900 Active 271 DOM
28. 2026-07-05
    days on market $129,900 Active 270 DOM
29. 2026-07-03
    days on market $129,900 Active 268 DOM
30. 2026-07-02
    days on market $129,900 Active 267 DOM
31. 2026-07-01
    days on market $129,900 Active 266 DOM
32. 2026-06-30
    days on market $129,900 Active 265 DOM
33. 2026-06-29
    days on market $129,900 Active 264 DOM
34. 2026-06-28
    days on market $129,900 Active 263 DOM
35. 2026-06-27
    days on market $129,900 Active 262 DOM
36. 2026-06-27
    days on market $129,900 Active 261 DOM
37. 2026-06-25
    days on market $129,900 Active 259 DOM
38. 2026-06-22
    days on market $129,900 Active 257 DOM
39. 2026-06-21
    days on market $129,900 Active 256 DOM
40. 2026-06-18
    days on market $129,900 Active 253 DOM
41. 2026-06-17
    days on market $129,900 Active 252 DOM
42. 2026-06-16
    days on market $129,900 Active 251 DOM
43. 2026-06-15
    days on market $129,900 Active 250 DOM
44. 2026-06-13
    days on market $129,900 Active 248 DOM
45. 2026-06-10
    days on market $129,900 Active 245 DOM
46. 2026-06-09
    days on market $129,900 Active 244 DOM
47. 2026-06-08
    days on market $129,900 Active 243 DOM
48. 2026-06-07
    days on market $129,900 Active 242 DOM
49. 2026-06-03
    days on market $129,900 Active 238 DOM
50. 2026-06-02
    days on market $129,900 Active 237 DOM

ⓘ 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: $16,106
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − HOA: −$7,020
• − Depreciation: −$3,779
• Taxable loss: −$7,145
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-3,354/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,580–$16,740 screening

This single-family condo is in good condition with a good condition score of 75. It features a well-maintained exterior, tile floors, and good systems. The property is ready for move-in and would benefit from a fresh coat of paint on the exterior trim and cleaning of the gutters.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 26/100

Zoned Schools

Elementary Abney Elementary Early Childhood Center Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

C Composite livability gradescore 62/100

Livability — Eden Isle

• Score: 62/100
• State rank: #207
• US rank: #16121

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment B Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden Isle, LA
• County: Saint Tammany Parish · 286,725 people
• 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: 13% of renters

---

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

• 2025-10-01 Listed $129,900 AcadianaMLS
• 2025-10-01 Listed $129,900 GSREIN