1715 W Hall Ave · Slidell, LA 70460

$99,900

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 102 Days on market

Built 1979 8,276 sqft lot $73/sqft · 25% below area Est $151k · 34% under ↓ 20% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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); 246 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).
• This rent runs 33% 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 $691 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $150,596
• List price: $99,900
• Delta: -33.66%
• 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
1715 W Hall Ave	0.00mi	3/2.0	1,550 (+13%)	1mo	$82,000	$53	78
1224 Maris Stella Ave	0.42mi	3/2.0	1,350 (-2%)	2mo	$155,000	$115	76
35521 Devon Dr	0.44mi	3/2.0	1,322 (-4%)	3mo	$205,000	$155	70
209 Drury Ln	0.47mi	3/2.0	1,470 (+7%)	3mo	$171,000	$116	64
1374 Rummel St	0.58mi	4/2.0 (+1)	1,349 (-2%)	2mo	$215,000	$159	63
1151 St Augustine Dr	0.28mi	3/2.0	1,562 (+14%)	4mo	$104,500	$67	61
35593 Devon Dr	0.35mi	2/1.0 (-1)	1,262 (-8%)	2mo	$155,500	$123	59
205 Drury Ln	0.45mi	4/2.0 (+1)	1,485 (+8%)	2mo	$219,900	$148	59
35378 Liberty Dr	0.74mi	3/2.0	1,411 (+2%)	3mo	$240,000	$170	59
222 Queen Anne Dr	0.70mi	3/2.0	1,479 (+8%)	4mo	$176,500	$119	52
211 Holmes Dr	0.65mi	3/2.0	1,560 (+13%)	3mo	$235,000	$151	44
217 Portsmouth Dr	0.55mi	4/2.0 (+1)	1,576 (+14%)	2mo	$220,000	$140	43

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: 25.5%
• Equity multiple: 2.10×
• Total profit: $30,633
• Equity at exit: $14,895

10-year hold

• IRR: 35.0%
• Equity multiple: 4.67×
• Total profit: $102,773
• Equity at exit: $8,638

Cash invested: $27,972 (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: 246
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $654

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $723	-5% $689	+0% $654	+5% $620	+10% $585
Rent	-10% $520	-5% $587	+0% $654	+5% $721	+10% $789
Rate	-1.0pp $705	-0.5pp $680	base $654	+0.5pp $628	+1.0pp $602

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	45d	1	0.45mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.52mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	0.62mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	44d	1	0.91mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.93mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	45d	1	0.98mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.00mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.00mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	1.06mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.07mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	4d	1	1.08mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	1.09mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.44mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.45mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.45mi

Listing history 6 events

1. 2026-05-04
   status Pending 394-char remark

   Show marketing remark (394 chars)

   Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

2. 2026-05-04
   status Pending 394-char remark

   Show marketing remark (394 chars)

   Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

3. 2026-04-06
   price $99,900 394-char remark

   Show marketing remark (394 chars)

   Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

4. 2026-04-06
   price $99,900 394-char remark

   Show marketing remark (394 chars)

   Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

5. 2026-01-19
   listed $125,000 Active 394-char remark

   Show marketing remark (394 chars)

   Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

6. 2026-01-19
   listed $125,000 Active 394-char remark

   Show marketing remark (394 chars)

   Investor Opportunity! Located on W Hall Avenue in Slidell, this property is being marketed strictly for investors or buyers seeking a renovation project. The home requires multiple repairs and updates throughout. Seller will make no repairs and offers no warranties. Property is sold AS IS, WHERE IS. Ideal opportunity for investors, flippers, or buyers looking to add value through renovation.

ⓘ 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: $20,424
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$2,906
• Taxable income: $6,656
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $6,253/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): 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

-20.1% since first listed

6 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-05-04 Pending — GSREIN
• 2026-04-06 Price Changed $99,900 AcadianaMLS
• 2026-04-06 Price Changed $99,900 GSREIN
• 2026-01-19 Listed $125,000 GSREIN
• 2026-01-19 Listed $125,000 AcadianaMLS

Property tax history

-14.5%/yr

Latest (2025): $152 · -14.2% YoY. Source: county tax records.