96 Chamale Cv #96 · Slidell, LA 70458

$125,000

2 bd · 2.5 ba · 1,432 sqft · Condo · 68 Days on market

Built 1980 $87/sqft · 42% below area Est $217k · 42% under · waterfront $525/mo HOA · 35% of rent

---

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 +6.9/10.0
• Cash flow +6.4/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great condo in beautiful Chamale Cove. This condo shouts a relaxed environment and in proximity to everything. Very spacious with 3 Bedrooms using the Loft as the 3rd BDR. with 2 1/2 baths. Wood Floors and tile throughout .Lawn care, water and trash all included..Washer and Dryer included. Waterway in the area leads to Lake Pontchartrain.. Agent Remarks Great location. overlooking grass area not parking lot.. https://apply.link/4dfhV

Key facts

• Waterway
• Wood floors
• Lake pontchartrain

Tags

• WOOD FLOORS
• WATERWAY
• LAKE PONTCHARTRAIN

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (25.2% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $94k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 5.9% in Slidell — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 61% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $864 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 68 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $64k; list at $125k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $93,544 (25.2% 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 68 days. Have you received any prior offers? Is the seller open to a 25% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.19% ✓
• Cap rate: 4.21%
• Cash-on-cash: -7.45%
• DSCR: 0.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $217,157
• List price: $125,000
• Delta: -42.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.0%
• Equity multiple: -0.03×
• Total profit: $-36,004
• Equity at exit: $18,638

10-year hold

• IRR: -53.1%
• Equity multiple: -0.62×
• Total profit: $-56,726
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$525
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-217

Break-even live

Break-even rent $1,758

Max offer price $93,544

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-174	+0% $-217	+5% $-261	+10% $-304
Rent	-10% $-335	-5% $-276	+0% $-217	+5% $-159	+10% $-100
Rate	-1.0pp $-154	-0.5pp $-186	base $-217	+0.5pp $-250	+1.0pp $-283

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	45d	1	0.02mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	25d	1	0.02mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	45d	1	0.13mi
2594 Front St Unit 2 Slidell, LA	1.0	1.0	1200	$1,450	$1.21	16d	1	0.39mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	16d	1	0.54mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	45d	1	0.54mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	45d	1	0.54mi
110 Canulette Rd #12 Slidell, LA	1.0	1.0	1300	$1,000	$0.77	23d	1	0.60mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	25d	1	0.60mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	25d	1	0.83mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	18d	1	0.86mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	0.93mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	5d	1	1.02mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	5d	1	1.11mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	45d	1	1.18mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	25d	1	1.18mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	13d	1	1.35mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	45d	1	1.41mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	46d	1	1.44mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: watertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 68 DOM
2. 2026-06-18
   days on market $125,000 Active 65 DOM
3. 2026-06-17
   days on market $125,000 Active 64 DOM
4. 2026-06-16
   days on market $125,000 Active 63 DOM
5. 2026-06-15
   days on market $125,000 Active 62 DOM
6. 2026-06-13
   days on market $125,000 Active 60 DOM
7. 2026-06-10
   days on market $125,000 Active 57 DOM
8. 2026-06-09
   days on market $125,000 Active 56 DOM
9. 2026-06-08
   days on market $125,000 Active 55 DOM
10. 2026-06-07
    days on market $125,000 Active 54 DOM
11. 2026-06-03
    days on market $125,000 Active 50 DOM
12. 2026-06-02
    days on market $125,000 Active 49 DOM
13. 2026-06-01
    days on market $125,000 Active 48 DOM
14. 2026-05-31
    days on market $125,000 Active 47 DOM
15. 2026-04-14
    listed $125,000 Active 437-char remark

    Show marketing remark (444 chars)

    Great condo in beautiful Chamale Cove. This condo shouts a relaxed environment and in proximity to everything. Very spacious with 3 Bedrooms using the Loft as the 3rd BDR. with 2 1/2 baths. Wood Floors and tile throughout . Lawn care, water and trash all included. .Washer and Dryer included. Waterway in the area leads to Lake Pontchartrain. . Agent Remarks Great location. overlooking grass area not parking lot. . https://apply. link/4dfhV

16. 2026-04-14
    listed $125,000 Active 444-char remark

    Show marketing remark (444 chars)

    Great condo in beautiful Chamale Cove. This condo shouts a relaxed environment and in proximity to everything. Very spacious with 3 Bedrooms using the Loft as the 3rd BDR. with 2 1/2 baths. Wood Floors and tile throughout . Lawn care, water and trash all included. .Washer and Dryer included. Waterway in the area leads to Lake Pontchartrain. . Agent Remarks Great location. overlooking grass area not parking lot. . https://apply. link/4dfhV

17. 2025-10-15
    listed $128,500 Active
18. 2016-05-25
    soldstatus $64,250 Sold
19. 2016-05-10
    status Under Contract
20. 2016-05-03
    price $70,000
21. 2016-04-09
    price $78,000
22. 2016-03-08
    price $87,000
23. 2016-02-08
    price $91,900
24. 2016-01-07
    listed $101,900 Active
25. 2016-01-05
    listed $70,000

ⓘ 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: $17,794
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$6,300
• − Depreciation: −$3,636
• Taxable loss: −$4,491
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $-1,531/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

+78.6% since first listed

11 events — show timeline

• 2026-04-14 Listed $125,000 GSREIN
• 2026-04-14 Listed $125,000 AcadianaMLS
• 2025-10-15 Listed $128,500 AcadianaMLS
• 2016-05-25 Sold (MLS) $64,250 GSREIN
• 2016-05-10 Pending — GSREIN
• 2016-05-03 Price Changed $70,000 GSREIN
• 2016-04-09 Price Changed $78,000 GSREIN
• 2016-03-08 Price Changed $87,000 GSREIN
• 2016-02-08 Price Changed $91,900 GSREIN
• 2016-01-07 Listed $101,900 GSREIN
• 2016-01-05 Listed $70,000 AcadianaMLS