676 Dale Dr · Slidell, LA 70458

$199,900

4 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 9 Days on market

Built 1975 Est $208k · at est.

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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 +19.0/30.0
• ARV discount +9.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• 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

Step inside to this 4 bed/2 bath well maintained home situated on an oversized lot right in the heart of Slidell! It is within walking distance to Slidell High School and competitively priced to sell. Freshly painted and containing no carpet, this house is ready for its next owner(s)! This home features an oversized dining room, stainless steel appliances in the kitchen, updated vanities in the bathrooms, all new copper wiring, a large fenced in backyard and a two car garage. Vacant and ready to show, book your private showing today!

Key facts

• Updated vanities
• New copper wiring
• Oversized lot

Tags

• OVERSIZED LOT
• OVERSIZED DINING ROOM
• STAINLESS STEEL APPLIANCES
• UPDATED VANITIES
• NEW COPPER WIRING
• LARGE FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Garage with two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Shingle roof; Slab foundation; Very good condition
• Construction: Brick construction; Built with a shingle roof; Slab foundation
• Exterior features: Concrete patio/porch; City lot; Rectangular lot; Lot dimensions approximately 95 x 40 x 128 x 45 x 93

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.4% below list).
• Recommended offer: $189k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 21 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 31% of the median local income ($73k/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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,120 (5.4% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $208,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Dale Dr	0.20mi	3/2.0 (-1)	1,771 (+1%)	4mo	$190,000	$107	80
1510 5th St	0.63mi	3/2.0 (-1)	1,753 (+0%)	1mo	$230,000	$131	64
611 Dale Dr	0.25mi	4/2.0	1,573 (-10%)	10mo	$170,000	$108	64
626 Florida Ave	0.52mi	3/2.0 (-1)	1,611 (-8%)	2mo	$220,000	$137	56
1555 7th St	0.65mi	4/2.0	1,839 (+5%)	7mo	$225,000	$122	56
132 Melody Ln	0.66mi	4/2.0	1,886 (+8%)	1mo	$225,000	$119	55
110 Fountain Dr	0.60mi	4/2.5	1,898 (+9%)	1mo	$185,000	$97	55
106 Matthews Dr	0.64mi	4/2.0	1,626 (-7%)	7mo	$210,000	$129	52
450 N Magnolia St	0.60mi	4/2.0	1,509 (-14%)	1mo	$140,000	$93	49
758 N Magnolia St	0.49mi	3/2.0 (-1)	1,500 (-14%)	0mo	$45,000	$30	48
206 Canberra Ct	0.54mi	3/2.0 (-1)	1,500 (-14%)	1mo	$130,000	$87	45
121 Matthews Dr	0.70mi	3/2.0 (-1)	1,581 (-10%)	12mo	$245,000	$155	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-22,052
• Equity at exit: $29,806

10-year hold

• IRR: -3.9%
• Equity multiple: 0.76×
• Total profit: $-13,689
• Equity at exit: $17,284

Cash invested: $55,972 (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 70458

• Rents YoY: 1.5%
• Active inventory: 489
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $208

Break-even live

Break-even rent $1,628

Max offer price $199,900

Occupancy floor 84%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.48mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	0.57mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	0.60mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	43d	1	0.63mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	0.77mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.82mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.90mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	0.95mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	43d	1	0.97mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	0.97mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.02mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	43d	1	1.03mi
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	23d	1	1.11mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	1.19mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	1.30mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.33mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.34mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	1.34mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	1.34mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.44mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	2d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $199,900 Active 9 DOM
2. 2026-06-17
   days on market $199,900 Active 8 DOM
3. 2026-06-16
   days on market $199,900 Active 7 DOM
4. 2026-06-15
   days on market $199,900 Active 6 DOM
5. 2026-06-13
   days on market $199,900 Active 4 DOM
6. 2026-06-10
   remarks 539-char remark
7. 2026-06-10
   listed $199,900 Active 1 DOM

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 6/10 Major 58% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $22,694
• − Mortgage interest: −$11,198
• − Property taxes: −$1,855
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$5,815
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $2,687/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
• 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

+66.7% since first listed

27 events — show timeline

• 2026-06-09 Listed $199,900 GSREIN
• 2026-06-09 Listed $199,900 AcadianaMLS
• 2024-11-10 Listed $225,000 AcadianaMLS
• 2024-01-22 Price Changed $220,000 GSREIN
• 2023-11-28 Listed $220,000 AcadianaMLS
• 2023-04-05 Price Changed $249,000 GSREIN
• 2023-03-17 Listed $249,000 AcadianaMLS
• 2021-11-22 Sold (MLS) $215,000 GSREIN
• 2021-10-08 Pending — GSREIN
• 2021-10-06 Relisted — GSREIN
• 2021-10-04 Pending — GSREIN
• 2021-10-01 Listed $199,900 GSREIN
• 2021-10-01 Listed $199,900 AcadianaMLS
• 2015-04-28 Sold (Public Records) $120,226 Public Records
• 2014-05-01 Sold (MLS) $125,000 GSREIN
• 2014-02-14 Listed $125,000 AcadianaMLS
• 2014-02-14 Listed $125,000 GSREIN
• 2013-07-02 Listed $123,900 GSREIN
• 2013-07-02 Listed $123,900 AcadianaMLS
• 2012-06-05 Listed $132,900 GSREIN
• 2012-06-05 Listed $132,900 AcadianaMLS
• 2009-04-02 Listed $159,900 GSREIN
• 2009-04-02 Listed $159,900 AcadianaMLS
• 2005-06-16 Sold (Public Records) $118,000 Public Records
• 2005-06-13 Sold (MLS) $118,000 GSREIN
• 2004-04-28 Listed $119,900 AcadianaMLS
• 2004-04-28 Listed $119,900 GSREIN

Property tax history

+1.2%/yr

Latest (2025): $1,855 · -7.3% YoY. Source: county tax records.