478 Olive Dr · Slidell, LA 70458

$199,500

3 bd · 2.0 ba · 1,295 sqft · SingleFamily public records · 122 Days on market

Built 1970 0.27 ac lot $154/sqft · at area comps Est $195k · at est.

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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 +15.3/30.0
• ARV discount +6.4/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space--great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We've already covered the premium so you can just move in and relax! Whether you're a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

Key facts

• Open floor plan
• Spacious kitchen
• Private retreat

Tags

• SPACIOUS KITCHEN
• PRIVATE RETREAT
• SPARKLING SWIMMING POOL
• OPEN FLOOR PLAN
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $73 ($881/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.2% below list).
• Recommended offer: $167k (16.2% below list) — sets the bar for 1% rule.

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: 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); 489 active listings in the ZIP; 14 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 $1k of loan paydown is wiped out by about $6k 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 122 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $167,251 (16.2% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (median comp): $194,729
• List price: $199,500
• Delta: 2.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
471 Olive Dr	0.05mi	3/2.0	1,238 (-4%)	6mo	$150,000	$121	85
3580 City Dr	0.31mi	3/2.0	1,340 (+4%)	6mo	$138,000	$103	74
3858 Eton St	0.34mi	3/2.0	1,367 (+6%)	1mo	$188,000	$138	74
328 Hickory Dr	0.32mi	3/1.0	1,350 (+4%)	4mo	$137,000	$101	70
2872 Slidell Ave	0.58mi	3/1.0	1,338 (+3%)	1mo	$139,000	$104	62
3046 Slidell Ave	0.50mi	4/1.0 (+1)	1,253 (-3%)	4mo	$85,000	$68	58
3637 Riviera Dr	0.60mi	3/2.0	1,200 (-7%)	2mo	$138,000	$115	58
931 Hailey Ave	0.46mi	3/2.0	1,445 (+12%)	2mo	$141,000	$98	57
808 Pine Tree St	0.66mi	2/2.0 (-1)	1,241 (-4%)	7mo	$145,000	$117	52
3222 Duncan St	0.47mi	3/2.0	1,100 (-15%)	4mo	$66,200	$60	50
3844 Riviera Dr	0.64mi	3/1.5	1,466 (+13%)	6mo	$150,000	$102	42
127 Whitehall Dr	0.74mi	4/2.0 (+1)	1,475 (+14%)	5mo	$145,000	$98	33

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-30,241
• Equity at exit: $29,746

10-year hold

• IRR: -9.5%
• Equity multiple: 0.45×
• Total profit: $-30,626
• Equity at exit: $17,249

Cash invested: $55,860 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $73

Break-even live

Break-even rent $1,580

Max offer price $199,500

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $130	+0% $73	+5% $17	+10% $-39
Rent	-10% $-59	-5% $7	+0% $73	+5% $140	+10% $206
Rate	-1.0pp $174	-0.5pp $124	base $73	+0.5pp $22	+1.0pp $-31

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	46d	1	0.16mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	46d	1	0.33mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	46d	1	0.49mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	5d	1	0.49mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	14d	1	0.52mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	5d	1	0.59mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	25d	1	0.59mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	25d	1	0.65mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	23d	1	0.75mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	46d	1	0.81mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	0d	7	0.87mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,889	$1.97	0d	47	1.18mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	0d	28	1.25mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	14d	1	1.44mi

Listing history 25 events

1. 2026-06-21
   days on market $199,500 Active 122 DOM
2. 2026-06-18
   days on market $199,500 Active 119 DOM
3. 2026-06-17
   days on market $199,500 Active 118 DOM
4. 2026-06-16
   days on market $199,500 Active 117 DOM
5. 2026-06-15
   days on market $199,500 Active 116 DOM
6. 2026-06-13
   days on market $199,500 Active 114 DOM
7. 2026-06-10
   days on market $199,500 Active 111 DOM
8. 2026-06-09
   days on market $199,500 Active 110 DOM
9. 2026-06-08
   days on market $199,500 Active 109 DOM
10. 2026-06-07
    days on market $199,500 Active 108 DOM
11. 2026-06-03
    days on market $199,500 Active 104 DOM
12. 2026-06-02
    days on market $199,500 Active 103 DOM
13. 2026-06-01
    days on market $199,500 Active 102 DOM
14. 2026-05-31
    days on market $199,500 Active 101 DOM
15. 2026-04-29
    price $199,500 999-char remark

    Show marketing remark (1016 chars)

    Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space—great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We’ve already covered the premium so you can just move in and relax! Whether you’re a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

16. 2026-04-29
    price $199,500 1016-char remark

    Show marketing remark (1016 chars)

    Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space—great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We’ve already covered the premium so you can just move in and relax! Whether you’re a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

17. 2026-03-31
    price $205,000 999-char remark

    Show marketing remark (1016 chars)

    Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space—great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We’ve already covered the premium so you can just move in and relax! Whether you’re a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

18. 2026-03-31
    price $205,000 1016-char remark

    Show marketing remark (1016 chars)

    Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space—great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We’ve already covered the premium so you can just move in and relax! Whether you’re a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

19. 2026-02-18
    listed $212,000 Active 999-char remark

    Show marketing remark (1016 chars)

    Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space—great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We’ve already covered the premium so you can just move in and relax! Whether you’re a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

20. 2026-02-18
    listed $212,000 Active 1016-char remark

    Show marketing remark (1016 chars)

    Experience the perfect blend of Northshore tranquility and city convenience in this charming 3-bedroom, 2-bathroom Slidell home. Located just 30 minutes north of New Orleans, this residence offers 1,295 square feet of thoughtfully designed living space (1,325 square feet under beam) featuring a bright, open floor plan that maximizes every inch. The heart of the home is the spacious kitchen and breakfast area, which flows seamlessly into the living space—great for hosting casual dinners or enjoying slow weekend mornings. Step outside to your own private retreat, where a sparkling swimming pool awaits, providing the ultimate backdrop for entertaining family and friends during those warm Louisiana summers. Buy this home and pay $0 for flood insurance until March 11th, 2027. We’ve already covered the premium so you can just move in and relax! Whether you’re a first-time buyer or looking to downsize into a low-maintenance oasis, this home offers an inviting atmosphere in a prime location.

21. 2022-03-15
    soldstatus $210,000
22. 2022-03-14
    soldstatus $210,000 Closed
23. 2022-02-07
    status Pending
24. 2022-02-01
    listed $189,000
25. 2022-02-01
    listed $189,000 Active

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,422 · $119/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: $20,070
• − Mortgage interest: −$11,175
• − Property taxes: −$1,422
• − Insurance: −$998
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,804
• Taxable loss: −$2,540
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,491/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

+5.6% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $199,500 AcadianaMLS
• 2026-04-29 Price Changed $199,500 GSREIN
• 2026-03-31 Price Changed $205,000 AcadianaMLS
• 2026-03-31 Price Changed $205,000 GSREIN
• 2026-02-18 Listed $212,000 GSREIN
• 2026-02-18 Listed $212,000 AcadianaMLS
• 2022-03-15 Sold (Public Records) $210,000 Public Records
• 2022-03-14 Sold (MLS) $210,000 GSREIN
• 2022-02-07 Pending — GSREIN
• 2022-02-01 Listed $189,000 GSREIN
• 2022-02-01 Listed $189,000 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2025): $1,422 · -7.6% YoY. Source: county tax records.