305 Rhodes St · Slidell, LA 70458

$85,000

3 bd · 2.0 ba · 1,818 sqft · SingleFamily public records · 3 Days on market

Built 1960

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor and flipper opportunity in Slidell. This 3 bedroom 2 bath ranch is priced to sell and ready for a full renovation. The main living area features exposed wood beam cathedral ceilings with tongue and groove wood, slate floors, and a brick fireplace. A large sunroom with floor to ceiling windows overlooks the backyard. The kitchen has solid wood cabinetry and the home has laminate wood flooring throughout the bedrooms. Covered carport, corner lot, fenced in backyard. Sold as is. Bring your contractor.

Key facts

• Solid wood cabinetry
• Slate floors
• Brick fireplace

Tags

• TONGUE AND GROOVE WOOD
• SLATE FLOORS
• BRICK FIREPLACE
• LARGE SUNROOM
• FLOOR TO CEILING WINDOWS
• SOLID WOOD CABINETRY

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Average condition
• Construction: Brick and wood siding exterior; Shingle roof; Slab foundation; Built with traditional construction materials
• Exterior features: Greenhouse; Shed(s); Corner lot; City lot; Lot dimensions approximately 72 x 113

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Cathedral ceilings; High ceilings; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 18.8% 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 (+1.5%/yr); 489 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $588 of loan paydown is wiped out by about $3k 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 + 1.5% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.07% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.71%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $183,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Dorset Dr	0.16mi	3/2.0	1,774 (-2%)	6mo	$207,500	$117	83
3638 Meadowdale Dr	0.46mi	3/1.5	1,815 (-0%)	3mo	$176,800	$97	74
3852 Oxford St	0.20mi	3/2.0	1,658 (-9%)	6mo	$167,000	$101	71
156 Southpark Dr	0.41mi	4/2.0 (+1)	1,849 (+2%)	6mo	$195,500	$106	68
202 Megan Ln	0.54mi	3/2.0	1,770 (-3%)	3mo	$289,900	$164	68
3757 Brookwood Dr	0.30mi	4/2.0 (+1)	1,964 (+8%)	0mo	$180,000	$92	67
760 Abney Dr	0.42mi	3/2.0	1,691 (-7%)	7mo	$220,000	$130	63
365 Hickory Dr	0.27mi	4/2.0 (+1)	1,595 (-12%)	2mo	$68,500	$43	60
3444 Miller Ave	0.38mi	3/2.0	2,053 (+13%)	6mo	$185,000	$90	55
285 Palm Springs Dr	0.35mi	4/2.0 (+1)	2,068 (+14%)	5mo	$205,000	$99	52
3618 Meadowdale	0.47mi	4/2.0 (+1)	2,026 (+11%)	5mo	$180,000	$89	50
3625 Peachtree St	0.53mi	4/2.5 (+1)	2,050 (+13%)	4mo	$215,000	$105	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: 40.1%
• Equity multiple: 2.68×
• Total profit: $40,008
• Equity at exit: $12,674

10-year hold

• IRR: 45.7%
• Equity multiple: 5.07×
• Total profit: $96,830
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$446
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $887

Break-even live

Break-even rent $641

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.16mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.45mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.56mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	23d	1	0.57mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.66mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.67mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	0.72mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $85,000 Pending 3 DOM
2. 2026-06-03
   days on market $85,000 Active 2 DOM
3. 2026-06-02
   remarks 571-char remark
4. 2026-06-02
   remarks 512-char remark
5. 2026-06-02
   listed $85,000 Active 1 DOM

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$168/yr (+$14/mo · 56.0%)

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

Taxation est. · year 1

• Rental income: $21,158
• − Mortgage interest: −$4,761
• − Property taxes: −$300
• − Insurance: −$425
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,473
• Taxable income: $9,814
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $8,286/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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $85,000 AcadianaMLS
• 2026-06-01 Listed $85,000 GSREIN

Property tax history

-12.4%/yr

Latest (2025): $300 · -12.2% YoY. Source: county tax records.