172 Marina Dr #172 · Eden Isle, LA 70458

$129,900

1 bd · 1.5 ba · 1,496 sqft · Condo · 351 Days on market

Built 1984 Good condition $87/sqft · 45% below area Est $235k · 45% under · waterfront $585/mo HOA · 43% 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).

• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Cash flow +3.4/30.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely condo on bayou. Two car carport, Remodeled with dark cherry cabinets. Rear patio over looking bayou and dock, Large windows in living/kitchen area over look bayou. Primary suite with full bath. Half bath on first floor PLUS Loft room overlooking living room with large closet, offers great space for office or nursery. Property to be sold AS IS, seller making no repairs. Dues $585 month which insurance covers "the unit less any betterments made by a unit owner" Flood insurance, wind and hail, and all other perils. Homeowners to insure all movables, personal liability and some to structure to cover any unit improvements not covered by the association policy. Owner utilities Magnolia water and sewerage, Cleco Electric and trash collection.

Key facts

• Large windows
• Loft room
• Large closet

Tags

• REAR PATIO
• LARGE WINDOWS
• LOFT ROOM
• LARGE CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-824 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $11k (91.8% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $11k (91.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#207 in LA) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, employment B; Watch: amenities F, commute F, health & safety 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: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% 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 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 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 (+1.5%/yr); 580 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 52d 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 351 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 43% of rent.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,624 (91.8% 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 351 days. Have you received any prior offers? Is the seller open to a 92% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.06% ✓
• Cap rate: 2.62%
• Cash-on-cash: -13.12%
• DSCR: 0.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $234,625
• List price: $129,900
• Delta: -44.63%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -83.6%
• Equity multiple: -1.06×
• Total profit: $-74,989
• Equity at exit: $19,369

10-year hold

• IRR: —
• Equity multiple: -2.81×
• Total profit: $-138,578
• 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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $128,000 ($102/sqft)
• Median days on market: 42 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +53.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70458

• Rents YoY: 1.5%
• Active inventory: 580
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$585
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-824

Break-even live

Break-even rent $2,417

Max offer price $10,624

Occupancy floor —

Sensitivity live

Price	-10% $-735	-5% $-779	+0% $-824	+5% $-869	+10% $-914
Rent	-10% $-933	-5% $-879	+0% $-824	+5% $-770	+10% $-716
Rate	-1.0pp $-759	-0.5pp $-791	base $-824	+0.5pp $-858	+1.0pp $-892

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Marina Dr Slidell, LA	2.0	1.5	1287	$1,400	$1.09	93d	1	0.02mi
232 Marina Dr Slidell, LA	2.0	1.5	1250	$1,500	$1.20	93d	1	0.03mi
152 Marina Dr Slidell, LA	2.0	2.0	1250	$1,400	$1.12	69d	1	0.05mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,400	$1.27	28d	1	0.51mi
1850 Harbor Dr Slidell, LA	1.0–2.0	1.0–2.0	727	$1,100	$1.51	11d	7	0.87mi
3500 Oak Harbor Blvd Slidell, LA	1.0–2.0	1.0–2.0	880	$1,190	$1.35	11d	15	0.94mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,125	$0.99	11d	1	0.98mi
62200 W End Blvd Slidell, LA	1.0–2.0	1.0–2.0	816	$1,180	$1.45	11d	15	1.09mi
4704 Pontchartrain Dr #1 Slidell, LA	2.0	2.5	1200	$1,495	$1.25	59d	1	1.23mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	72d	1	1.34mi
301 Spartan Dr Slidell, LA	1.0–3.0	1.0–2.0	882	$1,254	$1.42	11d	8	1.36mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	51d	2	1.38mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	11d	1	1.38mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	93d	1	1.38mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	65d	1	1.41mi
4754 Pontchartrain Dr Unit 18 Slidell, LA	2.0	1.5	900	$1,165	$1.29	11d	1	1.47mi

HOA detail $585/mo · $7,020/yr condo

• Likely covers: watersewertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $129,900 Active 351 DOM
2. 2026-08-07
   days on market $129,900 Active 350 DOM
3. 2026-08-06
   days on market $129,900 Active 349 DOM
4. 2026-08-05
   days on market $129,900 Active 348 DOM
5. 2026-08-04
   days on market $129,900 Active 347 DOM
6. 2026-08-03
   days on market $129,900 Active 346 DOM
7. 2026-07-31
   days on market $129,900 Active 343 DOM
8. 2026-07-30
   days on market $129,900 Active 341 DOM
9. 2026-07-28
   days on market $129,900 Active 340 DOM
10. 2026-07-26
    days on market $129,900 Active 338 DOM
11. 2026-07-24
    days on market $129,900 Active 336 DOM
12. 2026-07-23
    days on market $129,900 Active 335 DOM
13. 2026-07-22
    days on market $129,900 Active 334 DOM
14. 2026-07-21
    days on market $129,900 Active 333 DOM
15. 2026-07-20
    days on market $129,900 Active 332 DOM
16. 2026-07-18
    days on market $129,900 Active 330 DOM
17. 2026-07-18
    days on market $129,900 Active 329 DOM
18. 2026-07-16
    days on market $129,900 Active 328 DOM
19. 2026-07-15
    days on market $129,900 Active 327 DOM
20. 2026-07-14
    days on market $129,900 Active 326 DOM
21. 2026-07-13
    days on market $129,900 Active 325 DOM
22. 2026-07-13
    days on market $129,900 Active 324 DOM
23. 2026-07-11
    days on market $129,900 Active 323 DOM
24. 2026-07-10
    days on market $129,900 Active 322 DOM
25. 2026-07-09
    days on market $129,900 Active 321 DOM
26. 2026-07-07
    days on market $129,900 Active 319 DOM
27. 2026-07-06
    days on market $129,900 Active 318 DOM
28. 2026-07-05
    days on market $129,900 Active 317 DOM
29. 2026-07-03
    days on market $129,900 Active 315 DOM
30. 2026-07-02
    days on market $129,900 Active 314 DOM
31. 2026-07-01
    days on market $129,900 Active 313 DOM
32. 2026-06-30
    days on market $129,900 Active 312 DOM
33. 2026-06-29
    days on market $129,900 Active 311 DOM
34. 2026-06-28
    days on market $129,900 Active 310 DOM
35. 2026-06-27
    days on market $129,900 Active 309 DOM
36. 2026-06-27
    days on market $129,900 Active 308 DOM
37. 2026-06-25
    days on market $129,900 Active 306 DOM
38. 2026-06-22
    days on market $129,900 Active 304 DOM
39. 2026-06-21
    days on market $129,900 Active 303 DOM
40. 2026-06-18
    days on market $129,900 Active 300 DOM
41. 2026-06-17
    days on market $129,900 Active 299 DOM
42. 2026-06-16
    days on market $129,900 Active 298 DOM
43. 2026-06-15
    days on market $129,900 Active 297 DOM
44. 2026-06-13
    days on market $129,900 Active 295 DOM
45. 2026-06-10
    days on market $129,900 Active 292 DOM
46. 2026-06-09
    days on market $129,900 Active 291 DOM
47. 2026-06-08
    days on market $129,900 Active 290 DOM
48. 2026-06-07
    days on market $129,900 Active 289 DOM
49. 2026-06-03
    days on market $129,900 Active 285 DOM
50. 2026-06-02
    days on market $129,900 Active 284 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $16,480
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − HOA: −$7,020
• − Depreciation: −$3,779
• Taxable loss: −$11,948
• Est. tax savings @ 24.0%: +$2,868
• After-tax cash flow: $-7,024/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 Est. rehab $7,480–$22,440 screening

This well-maintained and updated condo is in good condition with a good curb appeal. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Resale Landscaping improvements — Well-maintained landscaping can attract more buyers ↑
• Both New flooring in living area — Updated flooring can improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Abney Elementary Early Childhood Center Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

C Composite livability gradescore 62/100

Livability — Eden Isle

• Score: 62/100
• State rank: #207
• US rank: #16121

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment B Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden Isle, LA
• County: Saint Tammany Parish · 286,725 people
• 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: 13% of renters

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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%

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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%

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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

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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

• 2025-12-04 Relisted — GSREIN
• 2025-11-25 Contingent — GSREIN
• 2025-08-22 Listed $129,900 GSREIN
• 2025-08-22 Listed $129,900 AcadianaMLS