35601 Terrance Rd · Slidell, LA 70460

$140,000

3 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 544 Days on market

Built 1951 1.00 ac lot $128/sqft · 7% below area Est $150k · 7% under ↓ 20% since listing

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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 +29.2/30.0
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you're sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need--offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

Key facts

• Surrounded by nature
• Secluded property
• 1 acre lot

Tags

• SURROUNDED BY NATURE
• SECLUDED PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Zoned schools: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% 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 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 49% district-wide (-16 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 fast (+5.9%/yr); 246 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 34% 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 $968 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 544 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 544 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.25% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $150,229
• List price: $140,000
• Delta: -6.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57959 Jefferson Ave	0.30mi	3/2.0	1,200 (+10%)	4mo	$120,500	$100	62
35296 - B Windsor Dr	0.70mi	3/2.0	1,080 (-1%)	9mo	$153,000	$142	54
35337 Bond Dr	0.69mi	3/2.0	1,250 (+15%)	1mo	$147,500	$118	39

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: 8.7%
• Equity multiple: 1.35×
• Total profit: $13,753
• Equity at exit: $20,874

10-year hold

• IRR: 20.1%
• Equity multiple: 2.91×
• Total profit: $75,023
• Equity at exit: $12,105

Cash invested: $39,200 (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: 246
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$734
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $490

Break-even live

Break-even rent $1,130

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $569	-5% $529	+0% $490	+5% $450	+10% $410
Rent	-10% $351	-5% $421	+0% $490	+5% $559	+10% $628
Rate	-1.0pp $560	-0.5pp $525	base $490	+0.5pp $453	+1.0pp $416

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	45d	1	0.35mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	45d	1	0.36mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	45d	1	0.47mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	46d	1	1.04mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	45d	1	1.23mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	25d	1	1.23mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	45d	1	1.35mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	1.35mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	23d	1	1.38mi

Listing history 10 events

1. 2026-06-03
   days on market $140,000 Active 544 DOM
2. 2026-06-02
   days on market $140,000 Active 543 DOM
3. 2026-06-01
   days on market $140,000 Active 542 DOM
4. 2026-05-31
   days on market $140,000 Active 541 DOM
5. 2025-12-07
   price $140,000 716-char remark

   Show marketing remark (727 chars)

   Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you’re sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need—offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

6. 2025-12-07
   price $140,000 727-char remark

   Show marketing remark (727 chars)

   Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you’re sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need—offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

7. 2025-04-11
   price $160,000 716-char remark

   Show marketing remark (727 chars)

   Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you’re sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need—offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

8. 2025-04-11
   price $160,000 727-char remark

   Show marketing remark (727 chars)

   Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you’re sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need—offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

9. 2024-12-06
   listed $175,000 Active 716-char remark

   Show marketing remark (727 chars)

   Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you’re sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need—offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

10. 2024-12-06
    listed $175,000 Active 727-char remark

    Show marketing remark (727 chars)

    Nestled on a spacious 1-acre lot, this charming cottage-style home offers the perfect blend of tranquility and convenience. Surrounded by nature, this 3-bedroom, 1-bath gem is flooded with natural light. The secluded property provides plenty of room to enjoy the outdoors, whether you’re sipping coffee on the inviting front porch or exploring the expansive yard. Despite its serene and peaceful setting, this home is ideally situated a short distance from everything you need—offering a lifestyle that feels like a retreat without sacrificing access to local amenities. Third bedroom is an open canvas ready for you to finish it. Embrace the charm and comfort of this peaceful haven where convenience meets nature.

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,999
• − Mortgage interest: −$7,842
• − Property taxes: −$1,203
• − Insurance: −$700
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,073
• Taxable income: $3,821
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,959/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

-20.0% since first listed

6 events — show timeline

• 2025-12-07 Price Changed $140,000 AcadianaMLS
• 2025-12-07 Price Changed $140,000 GSREIN
• 2025-04-11 Price Changed $160,000 AcadianaMLS
• 2025-04-11 Price Changed $160,000 GSREIN
• 2024-12-06 Listed $175,000 GSREIN
• 2024-12-06 Listed $175,000 AcadianaMLS

Property tax history

+10.0%/yr

Latest (2025): $1,203 · -3.8% YoY. Source: county tax records.