108 Mandy Dr #108 · Slidell, LA 70461

$199,900

3 bd · 2.0 ba · 1,584 sqft · Condo · 10 Days on market

Built 2007 Est $185k · 8% over $322/mo HOA · 16% of rent

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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 +11.6/30.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• ARV discount +4.0/15.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 108 Mandy Drive, a beautifully maintained home offering comfort, functionality, and peaceful outdoor living. From the inviting curb appeal and welcoming foyer to the open living spaces, this home is designed for everyday ease and entertaining. The living room flows seamlessly into the dining and kitchen areas, featuring warm cabinetry, granite countertops, stainless appliances, and plenty of natural light. The spacious primary suite offers a relaxing retreat with tray ceilings, generous room size, and an ensuite bath with soaking tub and separate shower. Enjoy the fenced backyard with a covered patio and extended deck overlooking a wooded backdrop -- perfect for morning coffee, grilling, or quiet evenings outside. HOA dues include termite contract, lawn care, and exterior building insurance, adding convenience and peace of mind. Low Assumable Flood Insurance ONLY $683/YR

Key facts

• Wooded backdrop
• Covered patio
• Extended deck

Tags

• FENCED BACKYARD
• COVERED PATIO
• EXTENDED DECK
• WOODED BACKDROP

Property features AI

Finance

• Other: Pets allowed: cats and dogs (no pet restrictions)
• Financial info: Multi-unit property with 15 total units
• HOA & community: Association fee covers common areas; Community features: common grounds/area

Exterior

• Parking: Attached garage with garage door opener; 2 parking spaces available
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Shingle roof; Slab foundation; Property condition: Excellent
• Construction: Brick construction; Built on slab foundation
• Exterior features: Wood patio/porch; Fenced yard; Outside city limits

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Pantry; Stainless steel appliances; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-63 ($-758/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $191k (4.6% below list) — sets the bar for cash-flow.

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: Cypress Cove Elementary School (657 students, 53% FRL); Little Oak Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 929 students, 41% FRL); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $190,756 (4.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $185,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40655 Units 1&2 Ranch Rd	0.48mi	4/2.0 (+1)	1,790 (+13%)	24mo	$210,000	$117	31

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.31×
• Total profit: $-38,829
• Equity at exit: $29,806

10-year hold

• IRR: -16.8%
• Equity multiple: 0.13×
• Total profit: $-48,622
• 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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$322
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-63

Break-even live

Break-even rent $2,156

Max offer price $190,756

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $6	+0% $-63	+5% $-132	+10% $-201
Rent	-10% $-227	-5% $-145	+0% $-63	+5% $19	+10% $101
Rate	-1.0pp $37	-0.5pp $-12	base $-63	+0.5pp $-115	+1.0pp $-168

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: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	4d	1	0.39mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	45d	1	0.39mi
40635 Hayes Rd Slidell, LA	3.0	2.0	1250	$1,800	$1.44	19d	1	0.56mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	45d	1	0.65mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	25d	1	0.67mi
40773 Hayes Rd Slidell, LA	3.0	2.0	1369	$2,000	$1.46	45d	1	0.67mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.81mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	0.94mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	25d	1	0.99mi
108 Village Dr #108 Slidell, LA	3.0	2.0	1090	$1,500	$1.38	45d	1	1.17mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	1.18mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	23d	1	1.22mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	5d	1	1.28mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	4d	1	1.29mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	13d	1	1.29mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	45d	1	1.34mi

HOA detail condo

• Monthly dues: $322 · $3,864/yr
• Likely covers: landscapinginsurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-08
   status $199,900 Pending 10 DOM
2. 2026-06-07
   days on market $199,900 Active 10 DOM
3. 2026-06-03
   days on market $199,900 Active 6 DOM
4. 2026-06-02
   days on market $199,900 Active 5 DOM
5. 2026-06-01
   days on market $199,900 Active 4 DOM
6. 2026-05-31
   days on market $199,900 Active 3 DOM
7. 2026-05-28
   listed $199,900 Active

   Show marketing remark (894 chars)

   Welcome to 108 Mandy Drive, a beautifully maintained home offering comfort, functionality, and peaceful outdoor living. From the inviting curb appeal and welcoming foyer to the open living spaces, this home is designed for everyday ease and entertaining. The living room flows seamlessly into the dining and kitchen areas, featuring warm cabinetry, granite countertops, stainless appliances, and plenty of natural light. The spacious primary suite offers a relaxing retreat with tray ceilings, generous room size, and an ensuite bath with soaking tub and separate shower. Enjoy the fenced backyard with a covered patio and extended deck overlooking a wooded backdrop -- perfect for morning coffee, grilling, or quiet evenings outside. HOA dues include termite contract, lawn care, and exterior building insurance, adding convenience and peace of mind. Low Assumable Flood Insurance ONLY $683/YR

8. 2026-05-28
   listed $199,900 Active 894-char remark

   Show marketing remark (894 chars)

   Welcome to 108 Mandy Drive, a beautifully maintained home offering comfort, functionality, and peaceful outdoor living. From the inviting curb appeal and welcoming foyer to the open living spaces, this home is designed for everyday ease and entertaining. The living room flows seamlessly into the dining and kitchen areas, featuring warm cabinetry, granite countertops, stainless appliances, and plenty of natural light. The spacious primary suite offers a relaxing retreat with tray ceilings, generous room size, and an ensuite bath with soaking tub and separate shower. Enjoy the fenced backyard with a covered patio and extended deck overlooking a wooded backdrop -- perfect for morning coffee, grilling, or quiet evenings outside. HOA dues include termite contract, lawn care, and exterior building insurance, adding convenience and peace of mind. Low Assumable Flood Insurance ONLY $683/YR

9. 2019-06-13
   soldstatus $183,900 Closed 528-char remark

   Show marketing remark (528 chars)

   BEAUTIFULLY MAINTAINED CONDO READY TO MOVE IN!! 3 BEDROOMS/ 2 BATHS; FANTASTIC OPEN FLOOR PLAN HAS LRGE FAMILY ROOM W/ FPL; SPACIOUS KITCHEN W/ GRAN CTOPS, SS APPL, UNDER CABINET LIGHTING & LOTS OF CABINETS; DINING AREA OVERLOOKS PRIV BKYRD AREA W/ DECK; LARGE MASTER BR HAS TREY CEILING & HIS/HERS CLOSETS; MASTER BR BOASTS LARGE JETTED TUB, SEP SHOWER, 2 VANITIES & LINEN CLOSET; SOFT NEUTRAL COLORS THROUGHOUT; CONDO HAS DBL GARAGE W/ UTILITY SINK; INSIDE LAUNDRY ROOM; LOTS OF EXTRA TOUCHES AT EVERY TURN!!

10. 2019-03-27
    status Pending 528-char remark

    Show marketing remark (528 chars)

    BEAUTIFULLY MAINTAINED CONDO READY TO MOVE IN!! 3 BEDROOMS/ 2 BATHS; FANTASTIC OPEN FLOOR PLAN HAS LRGE FAMILY ROOM W/ FPL; SPACIOUS KITCHEN W/ GRAN CTOPS, SS APPL, UNDER CABINET LIGHTING & LOTS OF CABINETS; DINING AREA OVERLOOKS PRIV BKYRD AREA W/ DECK; LARGE MASTER BR HAS TREY CEILING & HIS/HERS CLOSETS; MASTER BR BOASTS LARGE JETTED TUB, SEP SHOWER, 2 VANITIES & LINEN CLOSET; SOFT NEUTRAL COLORS THROUGHOUT; CONDO HAS DBL GARAGE W/ UTILITY SINK; INSIDE LAUNDRY ROOM; LOTS OF EXTRA TOUCHES AT EVERY TURN!!

11. 2019-02-15
    listed $183,900 Active 528-char remark

    Show marketing remark (528 chars)

    BEAUTIFULLY MAINTAINED CONDO READY TO MOVE IN!! 3 BEDROOMS/ 2 BATHS; FANTASTIC OPEN FLOOR PLAN HAS LRGE FAMILY ROOM W/ FPL; SPACIOUS KITCHEN W/ GRAN CTOPS, SS APPL, UNDER CABINET LIGHTING & LOTS OF CABINETS; DINING AREA OVERLOOKS PRIV BKYRD AREA W/ DECK; LARGE MASTER BR HAS TREY CEILING & HIS/HERS CLOSETS; MASTER BR BOASTS LARGE JETTED TUB, SEP SHOWER, 2 VANITIES & LINEN CLOSET; SOFT NEUTRAL COLORS THROUGHOUT; CONDO HAS DBL GARAGE W/ UTILITY SINK; INSIDE LAUNDRY ROOM; LOTS OF EXTRA TOUCHES AT EVERY TURN!!

12. 2019-02-15
    listed $183,900

    Show marketing remark (528 chars)

    BEAUTIFULLY MAINTAINED CONDO READY TO MOVE IN!! 3 BEDROOMS/ 2 BATHS; FANTASTIC OPEN FLOOR PLAN HAS LRGE FAMILY ROOM W/ FPL; SPACIOUS KITCHEN W/ GRAN CTOPS, SS APPL, UNDER CABINET LIGHTING & LOTS OF CABINETS; DINING AREA OVERLOOKS PRIV BKYRD AREA W/ DECK; LARGE MASTER BR HAS TREY CEILING & HIS/HERS CLOSETS; MASTER BR BOASTS LARGE JETTED TUB, SEP SHOWER, 2 VANITIES & LINEN CLOSET; SOFT NEUTRAL COLORS THROUGHOUT; CONDO HAS DBL GARAGE W/ UTILITY SINK; INSIDE LAUNDRY ROOM; LOTS OF EXTRA TOUCHES AT EVERY TURN!!

13. 2018-07-12
    historical
14. 2018-05-25
    price $184,500
15. 2018-05-07
    listed $187,000 Active
16. 2018-05-07
    listed $184,500
17. 2018-05-05
    historical
18. 2018-01-11
    listed $187,000 Active
19. 2018-01-11
    listed $187,000

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

Climate risk First Street

• 🌊 Flood 7/10 Severe 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $24,915
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$3,864
• − Depreciation: −$5,815
• Taxable loss: −$3,946
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $189/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+6.9% since first listed

13 events — show timeline

• 2026-05-28 Listed $199,900 AcadianaMLS
• 2026-05-28 Listed $199,900 GSREIN
• 2019-06-13 Sold (MLS) $183,900 GSREIN
• 2019-03-27 Pending — GSREIN
• 2019-02-15 Listed $183,900 AcadianaMLS
• 2019-02-15 Listed $183,900 GSREIN
• 2018-07-12 Listing Removed — GSREIN
• 2018-05-25 Price Changed $184,500 GSREIN
• 2018-05-07 Listed $184,500 AcadianaMLS
• 2018-05-07 Listed $187,000 GSREIN
• 2018-05-05 Listing Removed — GSREIN
• 2018-01-11 Listed $187,000 AcadianaMLS
• 2018-01-11 Listed $187,000 GSREIN