3218 College St · Slidell, LA 70458

$65,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 110 Days on market

Built 1988 9,583 sqft lot $54/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

Key facts

• Den with formal area
• Galley kitchen
• Walk-in closet

Tags

• DEN WITH FORMAL AREA
• BREAKFAST AREA
• GALLEY KITCHEN
• BREAKFAST BAR
• TWO PANTRIES
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.8% 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 (+1.5%/yr); 489 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $449 of loan paydown is wiped out by about $2k 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 + 1.5% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $24k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $65k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.72% ✓
• Cap rate: 22.81%
• Cash-on-cash: 58.97%
• DSCR: 3.62
• GRM: 3.1

CMA / ARV

• ARV (median comp): $171,264
• List price: $65,000
• Delta: -62.05%
• 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
3637 Riviera Dr	0.34mi	3/2.0 (-1)	1,200 (0%)	2mo	$138,000	$115	78
3046 Slidell Ave	0.55mi	4/1.0	1,253 (+4%)	4mo	$85,000	$68	59
2651 2nd St	0.67mi	3/2.0 (-1)	1,184 (-1%)	4mo	$175,000	$148	58
471 Olive Dr	0.74mi	3/2.0 (-1)	1,238 (+3%)	6mo	$150,000	$121	50
328 Hickory Dr	0.45mi	3/1.0 (-1)	1,350 (+12%)	4mo	$137,000	$101	45
2872 Slidell Ave	0.57mi	3/1.0 (-1)	1,338 (+12%)	1mo	$139,000	$104	44
3222 Duncan St	0.74mi	3/2.0 (-1)	1,100 (-8%)	4mo	$66,200	$60	44
220 Canulette Rd	0.65mi	3/2.0 (-1)	1,300 (+8%)	10mo	$200,000	$154	43
3858 Eton St	0.73mi	3/2.0 (-1)	1,367 (+14%)	1mo	$188,000	$138	37
136 Palm Springs Dr	0.73mi	3/1.5 (-1)	1,348 (+12%)	5mo	$170,000	$126	34
116 Palm Springs Dr	0.73mi	4/2.0	1,380 (+15%)	8mo	$70,000	$51	34
727 Stanley St	0.64mi	3/1.0 (-1)	1,026 (-14%)	4mo	$45,000	$44	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: 55.8%
• Equity multiple: 3.41×
• Total profit: $43,808
• Equity at exit: $9,692

10-year hold

• IRR: 60.2%
• Equity multiple: 6.55×
• Total profit: $101,062
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$341
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $894

Break-even live

Break-even rent $639

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.04mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.28mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.53mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.54mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.80mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	0.82mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	0.98mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	1.14mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	43d	1	1.14mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	16d	1	1.35mi

Listing history 29 events

1. 2026-06-18
   days on market $65,000 Active 110 DOM
2. 2026-06-17
   days on market $65,000 Active 109 DOM
3. 2026-06-16
   days on market $65,000 Active 108 DOM
4. 2026-06-15
   days on market $65,000 Active 107 DOM
5. 2026-06-13
   pricedays on market $65,000 Active 105 DOM
6. 2026-06-10
   days on market $73,000 Active 102 DOM
7. 2026-06-09
   days on market $73,000 Active 101 DOM
8. 2026-06-08
   days on market $73,000 Active 100 DOM
9. 2026-06-07
   days on market $73,000 Active 99 DOM
10. 2026-06-03
    days on market $73,000 Active 95 DOM
11. 2026-06-02
    days on market $73,000 Active 94 DOM
12. 2026-06-01
    days on market $73,000 Active 93 DOM
13. 2026-05-31
    days on market $73,000 Active 92 DOM
14. 2026-04-29
    price $73,000 434-char remark

    Show marketing remark (434 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

15. 2026-04-28
    price $73,000 438-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

16. 2026-04-06
    status Active 434-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

17. 2026-04-06
    status Active 438-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

18. 2026-03-27
    status Pending 434-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

19. 2026-03-27
    status Pending 438-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

20. 2026-03-15
    price $79,000 434-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

21. 2026-03-15
    price $79,000 438-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

22. 2026-02-18
    listed $89,000 Active 434-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

23. 2026-02-18
    listed $89,000 Active 438-char remark

    Show marketing remark (438 chars)

    4BR/2BA INVESTOR/OCCUPANT RENOVATION SPECIAL; TONS OF POTENTIAL; DEN WITH FORMAL AREA & BREAKFAST AREA OPEN TO GALLEY KITCHEN WITH BREAKFAST BAR & TWO PANTRIES; EXTRA LARGE PRIMARY BEDROOM WITH WALK-IN CLOSET; PRIMARY BATH WITH WITH WHIRLPOOL TUB; HALL BATH; 2 CAR GARAGE WITH SINGLE CAR DOOR; PURCHASER ADVISED TO PERFORM THEIR OWN INSPECTIONS; SELLER DOES NOT GUARANTEE CONDITION OF PROPERTY; UTILITIES WILL NOT BE TURNED ON

24. 2013-01-24
    soldstatus $34,000
25. 2012-12-21
    soldstatus $93,401
26. 2012-12-05
    listed $36,000
27. 2012-12-05
    listed $36,000
28. 2006-08-11
    soldstatus $125,000
29. 2003-02-12
    soldstatus $65,000

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $1,638 · $136/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: $21,249
• − Mortgage interest: −$3,641
• − Property taxes: −$1,638
• − Insurance: −$325
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$1,891
• Taxable income: $10,354
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $8,248/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

+12.3% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $73,000 AcadianaMLS
• 2026-04-28 Price Changed $73,000 GSREIN
• 2026-04-06 Relisted — AcadianaMLS
• 2026-04-06 Relisted — GSREIN
• 2026-03-27 Pending — AcadianaMLS
• 2026-03-27 Pending — GSREIN
• 2026-03-15 Price Changed $79,000 AcadianaMLS
• 2026-03-15 Price Changed $79,000 GSREIN
• 2026-02-18 Listed $89,000 GSREIN
• 2026-02-18 Listed $89,000 AcadianaMLS
• 2013-01-24 Sold (MLS) $34,000 GSREIN
• 2012-12-21 Sold (Public Records) $93,401 Public Records
• 2012-12-05 Listed $36,000 AcadianaMLS
• 2012-12-05 Listed $36,000 GSREIN
• 2006-08-11 Sold (Public Records) $125,000 Public Records
• 2003-02-12 Sold (Public Records) $65,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,638 · -6.2% YoY. Source: county tax records.