59 Birdie Dr #59 · Slidell, LA 70460

$110,500

2 bd · 1.5 ba · 1,200 sqft · Condo · 80 Days on market

Built 2001 $92/sqft · 18% below area Est $134k · 18% under $395/mo HOA · 27% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +8.4/10.0
• DSCR +4.3/10.0
• 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

PRICED BELOW APPRAISAL! Enjoy truly low-maintenance, stress-free living! The HOA covers exterior insurance, water, sewer, trash, lawn care, pool access, and tennis courts, allowing you to focus on enjoying your home instead of maintaining it. Perfect for first-time home buyers, investors, or those looking to downsize, this move-in ready condo offers comfort, convenience, and easy living. Tucked away on a quiet dead-end street, this tastefully updated 2-bedroom, 2-bath home provides a peaceful retreat with a warm, welcoming feel. The spacious living area features a cozy fireplace and flows effortlessly into the dining area and kitchen--ideal for entertaining or relaxing at home. Enjoy your own private, fenced courtyard, perfect for morning coffee or unwinding in the evenings, along with convenient exterior storage. Two assigned parking spaces are located just steps from your door. With quick access to the Mississippi Gulf Coast, Baton Rouge, and New Orleans, this home offers the perfect balance of privacy and connectivity. Don't miss this opportunity--schedule your showing today!

Key facts

• $395 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $15 ($175/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $764 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $96k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $103,870 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.34% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 6.2

CMA / ARV

• ARV (median comp): $134,029
• List price: $110,500
• Delta: -17.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.60×
• Total profit: $-12,239
• Equity at exit: $16,476

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $11,106
• Equity at exit: $9,554

Cash invested: $30,940 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$579
• Tax est. 1.5%: −$138 /mo · $1,658/yr
• Insurance: −$46
• HOA: −$395
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $15

Break-even live

Break-even rent $1,467

Max offer price $110,500

Occupancy floor 94%

Sensitivity live

Price	-10% $91	-5% $53	+0% $15	+5% $-24	+10% $-62
Rent	-10% $-103	-5% $-44	+0% $15	+5% $73	+10% $132
Rate	-1.0pp $70	-0.5pp $43	base $15	+0.5pp $-14	+1.0pp $-43

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: $27,625
• Closing costs: $3,315
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,400	$1.17	44d	1	0.04mi
112 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,350	$1.12	24d	1	0.07mi
16 Birdie Dr Slidell, LA	2.0	1.5	1205	$1,500	$1.24	44d	1	0.13mi
62075 Airport Rd Unit 075 Slidell, LA	2.0	2.0	1254	$1,550	$1.24	44d	1	0.17mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,618	$1.40	2d	21	0.33mi
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	4d	1	1.47mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: watersewertrashlandscapingpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $110,500 Active 80 DOM
2. 2026-06-17
   days on market $110,500 Active 79 DOM
3. 2026-06-16
   days on market $110,500 Active 78 DOM
4. 2026-06-15
   days on market $110,500 Active 77 DOM
5. 2026-06-13
   pricedays on market $110,500 Active 75 DOM
6. 2026-06-10
   days on market $112,500 Active 72 DOM
7. 2026-06-09
   days on market $112,500 Active 71 DOM
8. 2026-06-08
   days on market $112,500 Active 70 DOM
9. 2026-06-07
   days on market $112,500 Active 69 DOM
10. 2026-06-03
    days on market $112,500 Active 65 DOM
11. 2026-06-02
    days on market $112,500 Active 64 DOM
12. 2026-06-01
    days on market $112,500 Active 63 DOM
13. 2026-05-31
    days on market $112,500 Active 62 DOM
14. 2026-04-14
    price $112,500 1095-char remark

    Show marketing remark (1111 chars)

    PRICED BELOW APPRAISAL! Enjoy truly low-maintenance, stress-free living! The HOA covers exterior insurance, water, sewer, trash, lawn care, pool access, and tennis courts, allowing you to focus on enjoying your home instead of maintaining it. Perfect for first-time home buyers, investors, or those looking to downsize, this move-in ready condo offers comfort, convenience, and easy living. Tucked away on a quiet dead-end street, this tastefully updated 2-bedroom, 2-bath home provides a peaceful retreat with a warm, welcoming feel. The spacious living area features a cozy fireplace and flows effortlessly into the dining area and kitchen—ideal for entertaining or relaxing at home. Enjoy your own private, fenced courtyard, perfect for morning coffee or unwinding in the evenings, along with convenient exterior storage. Two assigned parking spaces are located just steps from your door. With quick access to the Mississippi Gulf Coast, Baton Rouge, and New Orleans, this home offers the perfect balance of privacy and connectivity. Don’t miss this opportunity—schedule your showing today!

15. 2026-04-14
    price $112,500 1111-char remark

    Show marketing remark (1111 chars)

    PRICED BELOW APPRAISAL! Enjoy truly low-maintenance, stress-free living! The HOA covers exterior insurance, water, sewer, trash, lawn care, pool access, and tennis courts, allowing you to focus on enjoying your home instead of maintaining it. Perfect for first-time home buyers, investors, or those looking to downsize, this move-in ready condo offers comfort, convenience, and easy living. Tucked away on a quiet dead-end street, this tastefully updated 2-bedroom, 2-bath home provides a peaceful retreat with a warm, welcoming feel. The spacious living area features a cozy fireplace and flows effortlessly into the dining area and kitchen—ideal for entertaining or relaxing at home. Enjoy your own private, fenced courtyard, perfect for morning coffee or unwinding in the evenings, along with convenient exterior storage. Two assigned parking spaces are located just steps from your door. With quick access to the Mississippi Gulf Coast, Baton Rouge, and New Orleans, this home offers the perfect balance of privacy and connectivity. Don’t miss this opportunity—schedule your showing today!

16. 2026-03-30
    listed $114,500 Active 1095-char remark

    Show marketing remark (1111 chars)

    PRICED BELOW APPRAISAL! Enjoy truly low-maintenance, stress-free living! The HOA covers exterior insurance, water, sewer, trash, lawn care, pool access, and tennis courts, allowing you to focus on enjoying your home instead of maintaining it. Perfect for first-time home buyers, investors, or those looking to downsize, this move-in ready condo offers comfort, convenience, and easy living. Tucked away on a quiet dead-end street, this tastefully updated 2-bedroom, 2-bath home provides a peaceful retreat with a warm, welcoming feel. The spacious living area features a cozy fireplace and flows effortlessly into the dining area and kitchen—ideal for entertaining or relaxing at home. Enjoy your own private, fenced courtyard, perfect for morning coffee or unwinding in the evenings, along with convenient exterior storage. Two assigned parking spaces are located just steps from your door. With quick access to the Mississippi Gulf Coast, Baton Rouge, and New Orleans, this home offers the perfect balance of privacy and connectivity. Don’t miss this opportunity—schedule your showing today!

17. 2026-03-30
    listed $114,500 Active 1111-char remark

    Show marketing remark (1111 chars)

    PRICED BELOW APPRAISAL! Enjoy truly low-maintenance, stress-free living! The HOA covers exterior insurance, water, sewer, trash, lawn care, pool access, and tennis courts, allowing you to focus on enjoying your home instead of maintaining it. Perfect for first-time home buyers, investors, or those looking to downsize, this move-in ready condo offers comfort, convenience, and easy living. Tucked away on a quiet dead-end street, this tastefully updated 2-bedroom, 2-bath home provides a peaceful retreat with a warm, welcoming feel. The spacious living area features a cozy fireplace and flows effortlessly into the dining area and kitchen—ideal for entertaining or relaxing at home. Enjoy your own private, fenced courtyard, perfect for morning coffee or unwinding in the evenings, along with convenient exterior storage. Two assigned parking spaces are located just steps from your door. With quick access to the Mississippi Gulf Coast, Baton Rouge, and New Orleans, this home offers the perfect balance of privacy and connectivity. Don’t miss this opportunity—schedule your showing today!

18. 2019-08-19
    soldstatus $96,000 Closed
19. 2019-07-09
    status Pending
20. 2019-06-21
    listed $98,500 Active
21. 2019-06-21
    listed $98,500
22. 2018-11-07
    listed $104,500
23. 2006-02-09
    listed $98,000
24. 2004-06-21
    listed $86,900

ⓘ 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: $17,821
• − Mortgage interest: −$6,190
• − Property taxes: −$1,658
• − Insurance: −$552
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$4,740
• − Depreciation: −$3,215
• Taxable loss: −$1,385
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $507/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

+29.5% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $112,500 AcadianaMLS
• 2026-04-14 Price Changed $112,500 GSREIN
• 2026-03-30 Listed $114,500 GSREIN
• 2026-03-30 Listed $114,500 AcadianaMLS
• 2019-08-19 Sold (MLS) $96,000 GSREIN
• 2019-07-09 Pending — GSREIN
• 2019-06-21 Listed $98,500 AcadianaMLS
• 2019-06-21 Listed $98,500 GSREIN
• 2018-11-07 Listed $104,500 AcadianaMLS
• 2006-02-09 Listed $98,000 AcadianaMLS
• 2004-06-21 Listed $86,900 AcadianaMLS