244 Putters Ln Unit 43-C · Slidell, LA 70460

$129,900

2 bd · 1.5 ba · 1,196 sqft · Condo · 131 Days on market

Built 1981 Good condition $109/sqft · at area comps Est $132k · at est. $395/mo HOA · 26% of rent

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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 +8.6/30.0
• ARV discount +8.3/15.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

his well-maintained 2 bed, 1.5 bath condo offers easy, comfortable living with an updated HVAC system (2021), refreshed cabinetry, new carpeting, and fresh paint throughout. The kitchen features a brand-new range oven with built-in air fryer functionality, plenty of counter space, and opens right into the dining area and living room — complete with a cozy wood-burning fireplace and a convenient half bath downstairs. Upstairs, you’ll find two bedrooms and a full bath. The primary bedroom includes an extra vanity area and its own private balcony, a great spot to enjoy your morning coffee. Outside, there’s a fenced courtyard and exterior storage for added convenience. The roof was replaced in 2022. Owner may consider financing through a Bond for Deed with acceptable terms. Located in Flood Zone C.

Key facts

• Fresh paint
• Updated hvac system
• New carpeting

Tags

• UPDATED HVAC SYSTEM
• REFRESHED CABINETRY
• NEW CARPETING
• FRESH PAINT
• BRAND-NEW RANGE OVEN
• PLENTY OF COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (12.4% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.4% below list) — sets the bar for cash-flow.

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); 246 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $898 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.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $113,852 (12.4% 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 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 7.2

CMA / ARV

• ARV (median comp): $132,209
• List price: $129,900
• Delta: -1.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.36×
• Total profit: $-23,340
• Equity at exit: $19,369

10-year hold

• IRR: -3.0%
• Equity multiple: 0.76×
• Total profit: $-8,706
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$395
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-111

Break-even live

Break-even rent $1,636

Max offer price $113,852

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-66	+0% $-111	+5% $-156	+10% $-201
Rent	-10% $-229	-5% $-170	+0% $-111	+5% $-52	+10% $7
Rate	-1.0pp $-45	-0.5pp $-78	base $-111	+0.5pp $-145	+1.0pp $-179

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,400	$1.17	45d	1	0.02mi
16 Birdie Dr Slidell, LA	2.0	1.5	1205	$1,500	$1.24	45d	1	0.07mi
62075 Airport Rd Unit 075 Slidell, LA	2.0	2.0	1254	$1,550	$1.24	45d	1	0.11mi
112 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,350	$1.12	25d	1	0.11mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,618	$1.40	3d	21	0.28mi
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	4d	1	1.45mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $129,900 Active 131 DOM
2. 2026-06-18
   days on market $129,900 Active 128 DOM
3. 2026-06-17
   days on market $129,900 Active 127 DOM
4. 2026-06-16
   days on market $129,900 Active 126 DOM
5. 2026-06-15
   days on market $129,900 Active 125 DOM
6. 2026-06-13
   days on market $129,900 Active 123 DOM
7. 2026-06-10
   days on market $129,900 Active 120 DOM
8. 2026-06-09
   days on market $129,900 Active 119 DOM
9. 2026-06-08
   days on market $129,900 Active 118 DOM
10. 2026-06-07
    days on market $129,900 Active 117 DOM
11. 2026-06-03
    days on market $129,900 Active 113 DOM
12. 2026-06-02
    days on market $129,900 Active 112 DOM
13. 2026-06-01
    days on market $129,900 Active 111 DOM
14. 2026-05-31
    days on market $129,900 Active 110 DOM
15. 2026-02-10
    listed $129,900 Active 823-char remark

    Show marketing remark (806 chars)

    his well-maintained 2 bed, 1.5 bath condo offers easy, comfortable living with an updated HVAC system (2021), refreshed cabinetry, new carpeting, and fresh paint throughout. The kitchen features a brand-new range oven with built-in air fryer functionality, plenty of counter space, and opens right into the dining area and living room -- complete with a cozy wood-burning fireplace and a convenient half bath downstairs. Upstairs, you'll find two bedrooms and a full bath. The primary bedroom includes an extra vanity area and its own private balcony, a great spot to enjoy your morning coffee. Outside, there's a fenced courtyard and exterior storage for added convenience. The roof was replaced in 2022. Owner may consider financing through a Bond for Deed with acceptable terms. Located in Flood Zone C.

16. 2026-02-10
    listed $129,900 Active 806-char remark

    Show marketing remark (806 chars)

    his well-maintained 2 bed, 1.5 bath condo offers easy, comfortable living with an updated HVAC system (2021), refreshed cabinetry, new carpeting, and fresh paint throughout. The kitchen features a brand-new range oven with built-in air fryer functionality, plenty of counter space, and opens right into the dining area and living room -- complete with a cozy wood-burning fireplace and a convenient half bath downstairs. Upstairs, you'll find two bedrooms and a full bath. The primary bedroom includes an extra vanity area and its own private balcony, a great spot to enjoy your morning coffee. Outside, there's a fenced courtyard and exterior storage for added convenience. The roof was replaced in 2022. Owner may consider financing through a Bond for Deed with acceptable terms. Located in Flood Zone C.

17. 2023-08-15
    soldstatus $130,000 Closed
18. 2023-08-03
    historical Active Under Contract
19. 2023-07-06
    listed $130,900 Active
20. 2023-07-06
    listed $130,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,952
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − HOA: −$4,740
• − Depreciation: −$3,779
• Taxable loss: −$3,314
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $-535/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 1.5-bath condo offers easy, comfortable living with updated systems and fresh paint throughout. Minor updates to carpet and paint would further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn-out carpet — New carpet improves comfort and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn-out carpet — New carpet improves comfort and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-0.8% since first listed

6 events — show timeline

• 2026-02-10 Listed $129,900 AcadianaMLS
• 2026-02-10 Listed $129,900 GSREIN
• 2023-08-15 Sold (MLS) $130,000 GSREIN
• 2023-08-03 Contingent — GSREIN
• 2023-07-06 Listed $130,900 AcadianaMLS
• 2023-07-06 Listed $130,900 GSREIN