4695 Oak Dr · Slidell, LA 70461

$162,000

3 bd · 2.0 ba · 1,277 sqft · SingleFamily public records · 127 Days on market

Built 2007 6,930 sqft lot $127/sqft · 21% below area Est $198k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Fantastic opportunity for homeowners and investors alike! Currently tenant-occupied, this property offers immediate income potential for investors, while also serving as a wonderful option for those seeking their next home. Inside, you'll find a welcoming and comfortable interior, and the spacious backyard provides endless possibilities for outdoor living, relaxation, or entertaining. Don't miss out on this versatile property--schedule your showing today!

Key facts

• Tenant occupied
• Spacious backyard
• Income potential

Tags

• SPACIOUS BACKYARD
• INCOME POTENTIAL
• TENANT OCCUPIED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+1.7%/yr); 589 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 127 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.32% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $197,830
• List price: $162,000
• Delta: -18.11%
• 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
6513 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	1mo	$184,900	$157	64
6525 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	1mo	$184,900	$157	63
6517 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	2mo	$184,900	$157	63
6529 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	2mo	$180,000	$153	62
6545 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	4mo	$181,930	$154	61
6553 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	5mo	$184,900	$157	60
4613 Oak Dr	0.65mi	3/2.0	1,345 (+5%)	1mo	$250,000	$186	60
6565 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	6mo	$179,900	$153	60
6557 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	6mo	$179,900	$153	59
6569 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	7mo	$184,900	$157	58
6549 Cypress Vine Ct	0.49mi	3/2.0	1,178 (-8%)	7mo	$183,900	$156	58
4568 Canal St	0.71mi	3/2.0	1,237 (-3%)	7mo	$199,750	$161	56

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-16,135
• Equity at exit: $24,155

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-7,666
• Equity at exit: $14,007

Cash invested: $45,360 (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: 589
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$850
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$68
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $197

Break-even live

Break-even rent $1,885

Max offer price $162,000

Occupancy floor 86%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	23d	1	1.12mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	43d	1	1.15mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	21d	1	1.27mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	11d	1	1.45mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	2d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $162,000 Active 127 DOM
2. 2026-06-17
   days on market $162,000 Active 126 DOM
3. 2026-06-16
   days on market $162,000 Active 125 DOM
4. 2026-06-15
   days on market $162,000 Active 124 DOM
5. 2026-06-13
   days on market $162,000 Active 122 DOM
6. 2026-06-10
   days on market $162,000 Active 119 DOM
7. 2026-06-09
   days on market $162,000 Active 118 DOM
8. 2026-06-08
   days on market $162,000 Active 117 DOM
9. 2026-06-07
   days on market $162,000 Active 116 DOM
10. 2026-06-03
    days on market $162,000 Active 112 DOM
11. 2026-06-02
    days on market $162,000 Active 111 DOM
12. 2026-06-01
    days on market $162,000 Active 110 DOM
13. 2026-05-31
    days on market $162,000 Active 109 DOM
14. 2026-05-07
    price $162,000 459-char remark

    Show marketing remark (476 chars)

    Fantastic opportunity for homeowners and investors alike! Currently tenant-occupied, this property offers immediate income potential for investors, while also serving as a wonderful option for those seeking their next home. Inside, you’ll find a welcoming and comfortable interior, and the spacious backyard provides endless possibilities for outdoor living, relaxation, or entertaining. Don’t miss out on this versatile property—schedule your showing today!

15. 2026-05-07
    price $162,000 476-char remark

    Show marketing remark (476 chars)

    Fantastic opportunity for homeowners and investors alike! Currently tenant-occupied, this property offers immediate income potential for investors, while also serving as a wonderful option for those seeking their next home. Inside, you’ll find a welcoming and comfortable interior, and the spacious backyard provides endless possibilities for outdoor living, relaxation, or entertaining. Don’t miss out on this versatile property—schedule your showing today!

16. 2026-02-11
    listed $172,000 Active 459-char remark

    Show marketing remark (476 chars)

    Fantastic opportunity for homeowners and investors alike! Currently tenant-occupied, this property offers immediate income potential for investors, while also serving as a wonderful option for those seeking their next home. Inside, you’ll find a welcoming and comfortable interior, and the spacious backyard provides endless possibilities for outdoor living, relaxation, or entertaining. Don’t miss out on this versatile property—schedule your showing today!

17. 2026-02-11
    listed $172,000 Active 476-char remark

    Show marketing remark (476 chars)

    Fantastic opportunity for homeowners and investors alike! Currently tenant-occupied, this property offers immediate income potential for investors, while also serving as a wonderful option for those seeking their next home. Inside, you’ll find a welcoming and comfortable interior, and the spacious backyard provides endless possibilities for outdoor living, relaxation, or entertaining. Don’t miss out on this versatile property—schedule your showing today!

18. 2025-08-26
    listed $185,000 Active
19. 2025-07-28
    price $185,000
20. 2025-07-28
    price $185,000
21. 2025-05-15
    price $195,000
22. 2025-05-15
    price $195,000
23. 2025-03-28
    price $215,000
24. 2025-03-28
    price $215,000
25. 2025-02-24
    listed $225,000 Active
26. 2022-02-15
    soldstatus $110,000
27. 2008-08-11
    soldstatus $140,000

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $1,744 · $145/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $25,615
• − Mortgage interest: −$9,075
• − Property taxes: −$1,744
• − Insurance: −$5,928
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$4,713
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,355/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): 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

+15.7% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $162,000 AcadianaMLS
• 2026-05-07 Price Changed $162,000 GSREIN
• 2026-02-11 Listed $172,000 GSREIN
• 2026-02-11 Listed $172,000 AcadianaMLS
• 2025-08-26 Listed $185,000 AcadianaMLS
• 2025-07-28 Price Changed $185,000 AcadianaMLS
• 2025-07-28 Price Changed $185,000 GSREIN
• 2025-05-15 Price Changed $195,000 AcadianaMLS
• 2025-05-15 Price Changed $195,000 GSREIN
• 2025-03-28 Price Changed $215,000 AcadianaMLS
• 2025-03-28 Price Changed $215,000 GSREIN
• 2025-02-24 Listed $225,000 AcadianaMLS
• 2022-02-15 Sold (Public Records) $110,000 Public Records
• 2008-08-11 Sold (Public Records) $140,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $1,744 · -3.9% YoY. Source: county tax records.