105 Oakmont Dr · Slidell, LA 70460

$189,900

3 bd · 2.0 ba · 1,884 sqft · SingleFamily public records · 21 Days on market

Built 1982 9,321 sqft lot $101/sqft · 32% below area Est $268k · 29% under

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Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

Key facts

• 9,321 sq ft lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 4 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).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $268,430
• List price: $189,900
• Delta: -29.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Oakmont Dr	0.00mi	3/2.0	1,808 (-4%)	0mo	$194,000	$107	93
100 Inverrary Ct	0.06mi	3/2.5	1,820 (-3%)	9mo	$228,000	$125	82
200 N Pebble Beach Ct	0.08mi	4/2.0 (+1)	1,787 (-5%)	1mo	$270,000	$151	82
104 Inverrary Ct	0.08mi	3/2.0	2,025 (+8%)	11mo	$290,000	$143	74
105 Inverrary Ct	0.08mi	4/2.0 (+1)	1,996 (+6%)	10mo	$215,000	$108	74
208 Oakmont Dr	0.14mi	3/2.0	1,709 (-9%)	11mo	$250,700	$147	69
248 Chateau Dr	0.58mi	2/2.0 (-1)	1,917 (+2%)	8mo	$380,000	$198	59
34307 Campana Ln	0.56mi	3/2.0	1,782 (-5%)	12mo	$273,135	$153	55
625 Spring Branch Dr	0.72mi	4/2.0 (+1)	1,947 (+3%)	2mo	$270,000	$139	54
49 Cypress Meadow Loop	0.61mi	3/2.0	1,674 (-11%)	6mo	$214,900	$128	48
34304 Campana Ln	0.64mi	3/2.0	1,649 (-12%)	10mo	$264,980	$161	41
62721 Capella Ct	0.68mi	3/2.0	1,649 (-12%)	12mo	$264,860	$161	37

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,935
• Equity at exit: $28,315

10-year hold

• IRR: 10.2%
• Equity multiple: 1.89×
• Total profit: $47,470
• Equity at exit: $16,419

Cash invested: $53,172 (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: 241
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $311

Break-even live

Break-even rent $1,606

Max offer price $189,900

Occupancy floor 79%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62075 Airport Rd Unit 075 Slidell, LA	2.0	2.0	1254	$1,550	$1.24	43d	1	0.75mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,945	$1.68	1d	21	0.93mi
1204 Belair Blvd Slidell, LA	4.0	2.5	2430	$2,500	$1.03	3d	1	1.17mi
1382 Bristol Ct Slidell, LA	3.0	2.5	2399	$2,100	$0.88	23d	1	1.25mi

Listing history 8 events

1. 2026-05-10
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

2. 2026-05-09
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

3. 2026-05-02
   status Active 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

4. 2026-05-02
   status Active 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

5. 2026-04-23
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

6. 2026-04-23
   historical Active Under Contract 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

7. 2026-04-18
   listed $189,900 Active 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

8. 2026-04-18
   listed $189,900 Active 614-char remark

   Show marketing remark (614 chars)

   Charming 3-bedroom, 2-bath all-brick home located in desirable Oakmont Subdivision! This property offers a functional layout with great potential for customization and personal touches. Featuring a spacious living area, generous bedroom sizes, and ample storage throughout. The solid brick exterior provides durability and classic curb appeal. Conveniently situated with easy access to interstate travel, shopping, dining, and everyday amenities. A great opportunity for buyers looking to add their own style and updates to make this home truly their own. Schedule your showing today and explore the possibilities!

ⓘ 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: $2,326 · $194/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 9% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $23,998
• − Mortgage interest: −$10,637
• − Property taxes: −$2,326
• − Insurance: −$950
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,524
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $3,559/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

• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-10 Pending — AcadianaMLS
• 2026-05-09 Pending — GSREIN
• 2026-05-02 Relisted — AcadianaMLS
• 2026-05-02 Relisted — GSREIN
• 2026-04-23 Pending — AcadianaMLS
• 2026-04-23 Contingent — GSREIN
• 2026-04-18 Listed $189,900 GSREIN
• 2026-04-18 Listed $189,900 AcadianaMLS

Property tax history

+4.1%/yr

Latest (2025): $2,326 · +822.4% YoY. Source: county tax records.