278 Oriole Dr · Slidell, LA 70458

$85,000

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 3 Days on market

Built 1966 7,666 sqft lot

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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 Special in Audubon Place - Slidell, LA Opportunity awaits. Located in the established Audubon Place subdivision, this property offers tremendous potential for investors, flippers, or buyers looking to bring their vision to life. This brick home features a functional layout with room to reimagine the space. With solid bones and a desirable neighborhood location, this property presents a chance to create value. Whether you're looking to flip this home for a quick profit, or restore it for use as a long term rental. Property being sold as is. Bring your contractor and ideas to transform this home into something special.

Key facts

• Brick home
• Functional layout
• 7,666 sq ft lot

Tags

• BRICK HOME
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: One-story property; Entry level on slab foundation
• Construction: Brick and wood siding exterior; Asphalt roof; Slab foundation; Built with traditional construction materials
• Exterior features: City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Five total rooms; Property listed in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/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 16.5% 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.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 26 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).

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 ~4 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 1966 — 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: 1.89% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.60%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $173,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Oriole Dr	0.07mi	3/1.5	1,232 (-3%)	2mo	$136,000	$110	90
108 Chantilly Ln	0.17mi	3/2.0	1,300 (+3%)	2mo	$199,000	$153	84
218 Mockingbird Ln	0.08mi	3/1.5	1,200 (-5%)	8mo	$122,500	$102	81
214 Cardinal Dr	0.11mi	3/1.0	1,160 (-8%)	1mo	$68,000	$59	78
289 Audubon Dr	0.25mi	3/1.5	1,323 (+4%)	6mo	$163,500	$124	76
249 Hummingbird Ln	0.15mi	3/2.0	1,382 (+9%)	6mo	$213,500	$154	71
319 Cardinal Dr	0.37mi	3/2.0	1,316 (+4%)	7mo	$171,906	$131	68
203 Oriole Dr	0.23mi	3/2.0	1,185 (-6%)	11mo	$165,000	$139	68
109 Brittany Ln	0.26mi	4/2.0 (+1)	1,420 (+12%)	11mo	$212,000	$149	51
218 William Dr	0.64mi	3/2.0	1,387 (+10%)	9mo	$190,000	$137	45
210 Anthony Dr	0.54mi	4/2.0 (+1)	1,448 (+14%)	2mo	$204,000	$141	42
213 William Dr	0.65mi	3/2.0	1,454 (+15%)	13mo	$185,000	$127	32

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: 30.7%
• Equity multiple: 2.26×
• Total profit: $30,023
• Equity at exit: $12,674

10-year hold

• IRR: 37.1%
• Equity multiple: 4.19×
• Total profit: $75,974
• 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: 4.4×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $726

Break-even live

Break-even rent $688

Max offer price $85,000

Occupancy floor 50%

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.26mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	0.36mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	0.36mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	43d	1	0.36mi
1513 Savannah Dr Slidell, LA	2.0	1.5	1000	$1,150	$1.15	2d	1	0.41mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	2d	1	0.44mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	2d	1	0.49mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.49mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	23d	1	0.49mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	3d	1	0.53mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	10d	1	0.59mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.62mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	0.67mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.91mi
250 Brownswitch Rd Apt 193 Slidell, LA	2.0	1.5	1025	$1,195	$1.17	10d	1	1.06mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.11mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	1.15mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	1.27mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.30mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.32mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	43d	1	1.35mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.37mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.38mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	1.43mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	43d	1	1.44mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	43d	1	1.44mi

Listing history 4 events

1. 2026-05-21
   status Pending 633-char remark

   Show marketing remark (633 chars)

   Investor Special in Audubon Place - Slidell, LA Opportunity awaits. Located in the established Audubon Place subdivision, this property offers tremendous potential for investors, flippers, or buyers looking to bring their vision to life. This brick home features a functional layout with room to reimagine the space. With solid bones and a desirable neighborhood location, this property presents a chance to create value. Whether you're looking to flip this home for a quick profit, or restore it for use as a long term rental. Property being sold as is. Bring your contractor and ideas to transform this home into something special.

2. 2026-05-21
   status Pending

   Show marketing remark (633 chars)

   Investor Special in Audubon Place - Slidell, LA Opportunity awaits. Located in the established Audubon Place subdivision, this property offers tremendous potential for investors, flippers, or buyers looking to bring their vision to life. This brick home features a functional layout with room to reimagine the space. With solid bones and a desirable neighborhood location, this property presents a chance to create value. Whether you're looking to flip this home for a quick profit, or restore it for use as a long term rental. Property being sold as is. Bring your contractor and ideas to transform this home into something special.

3. 2026-05-18
   listed $85,000 Active 633-char remark

   Show marketing remark (633 chars)

   Investor Special in Audubon Place - Slidell, LA Opportunity awaits. Located in the established Audubon Place subdivision, this property offers tremendous potential for investors, flippers, or buyers looking to bring their vision to life. This brick home features a functional layout with room to reimagine the space. With solid bones and a desirable neighborhood location, this property presents a chance to create value. Whether you're looking to flip this home for a quick profit, or restore it for use as a long term rental. Property being sold as is. Bring your contractor and ideas to transform this home into something special.

4. 2026-05-18
   listed $85,000 Active

   Show marketing remark (633 chars)

   Investor Special in Audubon Place - Slidell, LA Opportunity awaits. Located in the established Audubon Place subdivision, this property offers tremendous potential for investors, flippers, or buyers looking to bring their vision to life. This brick home features a functional layout with room to reimagine the space. With solid bones and a desirable neighborhood location, this property presents a chance to create value. Whether you're looking to flip this home for a quick profit, or restore it for use as a long term rental. Property being sold as is. Bring your contractor and ideas to transform this home into something special.

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $747 · $62/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: $19,282
• − Mortgage interest: −$4,761
• − Property taxes: −$747
• − Insurance: −$425
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$2,473
• Taxable income: $7,790
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $6,842/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

4 events — show timeline

• 2026-05-21 Pending — AcadianaMLS
• 2026-05-21 Pending — GSREIN
• 2026-05-18 Listed $85,000 GSREIN
• 2026-05-18 Listed $85,000 AcadianaMLS

Property tax history

-6.5%/yr

Latest (2025): $747 · -8.8% YoY. Source: county tax records.