1405 Live Oak St · Slidell, LA 70460

$199,000

3 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 122 Days on market

Built 1998 8,520 sqft lot $152/sqft · 20% above area Est $207k · at est.

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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 +12.1/30.0
• ARV discount +9.3/15.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

Key facts

• Covered front porch
• Split floor plan
• Cathedral ceilings

Tags

• SPLIT FLOOR PLAN
• COVERED FRONT PORCH
• OPEN FOYER
• CATHEDRAL CEILINGS
• BONUS ROOM
• PRIVACY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-45 ($-540/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.2% below list).
• Recommended offer: $157k (21.2% below list) — sets the bar for 1% rule.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent runs 30% 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.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $156,894 (21.2% 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 122 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.79% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (median comp): $207,266
• List price: $199,000
• Delta: -3.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1383 Cherry St	0.07mi	3/2.0	1,269 (-3%)	8mo	$202,000	$159	85
1556 Cherry St	0.33mi	3/2.0	1,305 (-0%)	11mo	$205,000	$157	76
1417 Hickory St	0.16mi	3/2.0	1,200 (-8%)	4mo	$171,000	$143	75
1529 Beech St	0.24mi	3/2.0	1,364 (+4%)	10mo	$205,000	$150	73
1427 Cherry St	0.09mi	3/2.0	1,355 (+4%)	23mo	$179,600	$133	71
1632 Live Oak St	0.47mi	3/2.0	1,300 (-0%)	9mo	$215,000	$165	70
1513 Live Oak St	0.16mi	3/2.0	1,271 (-3%)	22mo	$195,000	$153	69
35305 Rose St	0.56mi	3/2.0	1,400 (+7%)	3mo	$210,000	$150	60
1633 Cherry St	0.47mi	3/2.0	1,201 (-8%)	13mo	$208,000	$173	54

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.45×
• Total profit: $-30,416
• Equity at exit: $29,672

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-9,712
• Equity at exit: $17,206

Cash invested: $55,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-45

Break-even live

Break-even rent $1,626

Max offer price $191,053

Occupancy floor 98%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	43d	1	0.48mi
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	3d	1	0.63mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	44d	1	0.84mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	43d	1	0.98mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	1.30mi

Listing history 31 events

1. 2026-06-18
   days on market $199,000 Active 122 DOM
2. 2026-06-17
   days on market $199,000 Active 121 DOM
3. 2026-06-16
   days on market $199,000 Active 120 DOM
4. 2026-06-15
   days on market $199,000 Active 119 DOM
5. 2026-06-13
   days on market $199,000 Active 117 DOM
6. 2026-06-10
   days on market $199,000 Active 114 DOM
7. 2026-06-09
   days on market $199,000 Active 113 DOM
8. 2026-06-08
   days on market $199,000 Active 112 DOM
9. 2026-06-07
   days on market $199,000 Active 111 DOM
10. 2026-06-03
    days on market $199,000 Active 107 DOM
11. 2026-06-02
    days on market $199,000 Active 106 DOM
12. 2026-06-01
    days on market $199,000 Active 105 DOM
13. 2026-05-31
    days on market $199,000 Active 104 DOM
14. 2026-05-11
    price $199,000 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

15. 2026-05-11
    price $199,000 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

16. 2026-04-09
    price $209,000 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

17. 2026-04-09
    price $209,000 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

18. 2026-03-10
    price $212,000 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

19. 2026-03-10
    price $212,000 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

20. 2026-02-16
    listed $215,000 Active 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

21. 2026-02-16
    listed $215,000 Active 324-char remark

    Show marketing remark (324 chars)

    Great split floor plan move in ready! Covered front porch, open foyer into living room with cathedral ceilings. Bonus room great for office or a 4th bedroom. Privacy fenced backyard. Nearby restaurants, shopping, and I-10. New Counter Tops, House Freshly Painted, Flood Zone C - 4 year old roof! Schedule your showing today!

22. 2022-02-15
    soldstatus $125,000
23. 2016-07-12
    historical
24. 2016-01-18
    listed $110,000 Active
25. 2016-01-11
    listed $110,000
26. 2015-11-22
    historical
27. 2015-06-22
    listed $119,500 Active
28. 2015-06-21
    listed $119,500
29. 2009-02-20
    soldstatus $110,000
30. 2008-07-18
    listed $123,780
31. 2008-07-18
    listed $123,780

ⓘ 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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,827
• − Mortgage interest: −$11,147
• − Property taxes: −$1,895
• − Insurance: −$995
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$5,789
• Taxable loss: −$4,012
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $423/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

+60.8% since first listed

18 events — show timeline

• 2026-05-11 Price Changed $199,000 AcadianaMLS
• 2026-05-11 Price Changed $199,000 GSREIN
• 2026-04-09 Price Changed $209,000 AcadianaMLS
• 2026-04-09 Price Changed $209,000 GSREIN
• 2026-03-10 Price Changed $212,000 AcadianaMLS
• 2026-03-10 Price Changed $212,000 GSREIN
• 2026-02-16 Listed $215,000 GSREIN
• 2026-02-16 Listed $215,000 AcadianaMLS
• 2022-02-15 Sold (Public Records) $125,000 Public Records
• 2016-07-12 Listing Removed — GSREIN
• 2016-01-18 Listed $110,000 GSREIN
• 2016-01-11 Listed $110,000 AcadianaMLS
• 2015-11-22 Listing Removed — GSREIN
• 2015-06-22 Listed $119,500 GSREIN
• 2015-06-21 Listed $119,500 AcadianaMLS
• 2009-02-20 Sold (Public Records) $110,000 Public Records
• 2008-07-18 Listed $123,780 GSREIN
• 2008-07-18 Listed $123,780 AcadianaMLS

Property tax history

-0.1%/yr

Latest (2025): $1,895 · -3.9% YoY. Source: county tax records.