108 Marche Blvd · Slidell, LA 70458

$160,000

3 bd · 2.0 ba · 2,070 sqft · SingleFamily public records · 81 Days on market

Built 1970 7,405 sqft lot $77/sqft · 32% below area Est $235k · 32% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• 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 special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

Key facts

• Up to date cabinetry
• Custom tile shower
• 7,405 sq ft lot

Tags

• UP TO DATE CABINETRY
• OVER SIZED SOAKING TUB
• CUSTOM TILE SHOWER
• HIS AND HERS SINK VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/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 $5k 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 81 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.17% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $235,058
• List price: $160,000
• Delta: -31.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Fountain Dr	0.13mi	4/2.5 (+1)	1,898 (-8%)	1mo	$185,000	$97	73
800 Franklin Ct	0.38mi	4/2.0 (+1)	2,035 (-2%)	7mo	$315,000	$155	69
132 Melody Ln	0.38mi	4/2.0 (+1)	1,886 (-9%)	1mo	$225,000	$119	62
806 Freedom Ln	0.36mi	4/2.0 (+1)	2,280 (+10%)	0mo	$230,000	$101	61
1501 Rue Chartres St	0.70mi	4/2.0 (+1)	2,037 (-2%)	4mo	$290,000	$142	56
1425 Constitution Dr	0.43mi	3/2.0	1,790 (-14%)	2mo	$297,000	$166	56
1411 Patriot St	0.56mi	4/2.0 (+1)	2,162 (+4%)	8mo	$225,000	$104	55
209 Driftwood Cir	0.52mi	3/2.0	1,822 (-12%)	3mo	$244,900	$134	53
400 Longleaf Dr	0.73mi	4/2.0 (+1)	2,042 (-1%)	8mo	$185,000	$91	52
905 Rue Rochelle	0.56mi	4/2.0 (+1)	2,252 (+9%)	8mo	$244,000	$108	48
302 Crescentwood Loop	0.59mi	3/2.0	1,781 (-14%)	5mo	$208,000	$117	46
112 Driftwood Cir	0.65mi	4/2.0 (+1)	1,898 (-8%)	6mo	$245,000	$129	45

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-767
• Equity at exit: $23,857

10-year hold

• IRR: 7.6%
• Equity multiple: 1.54×
• Total profit: $24,054
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$839
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $440

Break-even live

Break-even rent $1,315

Max offer price $160,000

Occupancy floor 72%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	0.14mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.33mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	43d	1	0.50mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.53mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.53mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	43d	1	0.54mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	0.65mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	0.65mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.79mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.84mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	0.95mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	1.02mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.04mi
102 N Dabney Dr Slidell, LA	3.0	2.0	2432	$2,800	$1.15	16d	1	1.06mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	1.20mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	1.44mi

Listing history 32 events

1. 2026-06-08
   statusdays on market $160,000 Pending 81 DOM
2. 2026-06-07
   days on market $160,000 Active 80 DOM
3. 2026-06-03
   days on market $160,000 Active 76 DOM
4. 2026-06-02
   days on market $160,000 Active 75 DOM
5. 2026-06-01
   days on market $160,000 Active 74 DOM
6. 2026-05-31
   days on market $160,000 Active 73 DOM
7. 2026-05-14
   price $160,000 378-char remark

   Show marketing remark (378 chars)

   Investor special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

8. 2026-05-14
   price $160,000 378-char remark

   Show marketing remark (378 chars)

   Investor special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

9. 2026-03-24
   price $170,000 378-char remark

   Show marketing remark (378 chars)

   Investor special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

10. 2026-03-24
    price $170,000 378-char remark

    Show marketing remark (378 chars)

    Investor special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

11. 2026-03-19
    listed $180,000 Active 378-char remark

    Show marketing remark (378 chars)

    Investor special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

12. 2026-03-19
    listed $180,000 Active 378-char remark

    Show marketing remark (378 chars)

    Investor special in the quaint Castle Manor Subdivision! This property has so much potential with 3 bedrooms, 2 bathrooms, and a couple bonus rooms! Some work has already been completed such as more up to date cabinetry, over sized soaking tub in the master bath, custom tile shower in master bath, and a new his and hers sink vanity in the master. Schedule your showing today!!

13. 2025-10-06
    price $208,000
14. 2025-10-06
    price $208,000
15. 2025-09-13
    price $215,000
16. 2025-09-13
    price $215,000
17. 2025-08-19
    listed $225,000 Active
18. 2025-08-19
    listed $215,000 Active
19. 2014-11-24
    soldstatus $170,000
20. 2014-07-30
    soldstatus $71,500
21. 2013-06-28
    listed $76,000
22. 2013-06-28
    listed $76,000
23. 2013-06-28
    listed $109,900
24. 2013-06-28
    listed $109,900
25. 2006-03-13
    soldstatus $113,403
26. 2005-01-27
    soldstatus $113,403
27. 2002-05-31
    soldstatus $90,000
28. 2001-12-07
    listed $99,500
29. 2001-12-07
    listed $99,500
30. 1999-12-21
    soldstatus $69,000
31. 1999-07-06
    listed $83,000
32. 1999-07-06
    listed $83,000

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,600 · $133/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 16% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $22,463
• − Mortgage interest: −$8,962
• − Property taxes: −$1,600
• − Insurance: −$800
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,655
• Taxable income: $2,852
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $4,593/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

+92.8% since first listed

26 events — show timeline

• 2026-05-14 Price Changed $160,000 AcadianaMLS
• 2026-05-14 Price Changed $160,000 GBRMLS
• 2026-03-24 Price Changed $170,000 AcadianaMLS
• 2026-03-24 Price Changed $170,000 GBRMLS
• 2026-03-19 Listed $180,000 GBRMLS
• 2026-03-19 Listed $180,000 AcadianaMLS
• 2025-10-06 Price Changed $208,000 AcadianaMLS
• 2025-10-06 Price Changed $208,000 GSREIN
• 2025-09-13 Price Changed $215,000 AcadianaMLS
• 2025-09-13 Price Changed $215,000 GSREIN
• 2025-08-19 Listed $215,000 AcadianaMLS
• 2025-08-19 Listed $225,000 AcadianaMLS
• 2014-11-24 Sold (Public Records) $170,000 Public Records
• 2014-07-30 Sold (MLS) $71,500 GSREIN
• 2013-06-28 Listed $109,900 GSREIN
• 2013-06-28 Listed $109,900 AcadianaMLS
• 2013-06-28 Listed $76,000 AcadianaMLS
• 2013-06-28 Listed $76,000 GSREIN
• 2006-03-13 Sold (Public Records) $113,403 Public Records
• 2005-01-27 Sold (Public Records) $113,403 Public Records
• 2002-05-31 Sold (MLS) $90,000 GSREIN
• 2001-12-07 Listed $99,500 GSREIN
• 2001-12-07 Listed $99,500 AcadianaMLS
• 1999-12-21 Sold (MLS) $69,000 GSREIN
• 1999-07-06 Listed $83,000 GSREIN
• 1999-07-06 Listed $83,000 AcadianaMLS

Property tax history

-4.4%/yr

Latest (2025): $1,600 · -7.5% YoY. Source: county tax records.