1015 Mccartney Ct · Slidell, LA 70461

$249,500

4 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 112 Days on market

Built 2004 $128/sqft · 9% below area Est $273k · 9% under

---

Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +11.4/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Home located on a quiet Cul De Sac in SpringHill. Huge Living Area with High Ceilings, New LVP Wood Floors and Fireplace. Kitchen features Granite Counters, Lots of Cabinets and a Connecting Dining Area. Oversized Primary Bedroom with Private Bath with Separate Shower and Garden Tub. Two Guest Bedrooms with ample closet space. Sunroom, Fenced Yard overlooking Pond. 2 Car Garage. Roof '23, Fence '23, AC '25, Luxury Vinyl Plank, Fan and Paint in all Bedrooms '25. Easy commute into New Orleans or Mississippi.

Key facts

• Fenced yard
• Cul de sac
• Luxury vinyl plank

Tags

• CUL DE SAC
• GRANITE COUNTERS
• SUNROOM
• FENCED YARD
• OVERLOOKING POND
• LUXURY VINYL PLANK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-62 ($-745/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.3% below list).
• Recommended offer: $199k (20.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 112 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 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 $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,816 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (median comp): $273,436
• List price: $249,500
• Delta: -8.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Mccartney Ct	0.04mi	4/2.5	2,055 (+6%)	13mo	$237,000	$115	76
1008 Lennon Ct	0.14mi	4/2.0	2,155 (+11%)	1mo	$271,000	$126	75
2042 Heather Ln	0.22mi	4/2.5	2,065 (+6%)	6mo	$215,000	$104	73
1940 Brookter St	0.12mi	4/2.5	2,065 (+6%)	14mo	$205,000	$99	71
2032 Dylan Dr	0.16mi	3/2.0 (-1)	2,105 (+8%)	7mo	$265,000	$126	68
1820 Kings Row	0.46mi	4/3.0	1,845 (-5%)	1mo	$245,000	$133	65
1702 Barrymore St	0.62mi	4/2.0	1,947 (-0%)	9mo	$183,500	$94	64
1638 Barrymore St	0.67mi	4/2.0	1,947 (-0%)	9mo	$175,000	$90	61
1805 Barrymore St	0.47mi	3/2.5 (-1)	2,055 (+6%)	8mo	$250,000	$122	55
1628 Ellingsworth Dr	0.51mi	3/2.0 (-1)	1,796 (-8%)	9mo	$167,000	$93	50
1900 Kings Row St	0.37mi	4/2.0	1,703 (-13%)	15mo	$115,000	$68	50
1658 Shylock	0.63mi	3/2.5 (-1)	2,055 (+6%)	9mo	$310,000	$151	47

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-46,936
• Equity at exit: $37,201

10-year hold

• IRR: -14.9%
• Equity multiple: 0.20×
• Total profit: $-56,177
• Equity at exit: $21,572

Cash invested: $69,860 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-62

Break-even live

Break-even rent $2,067

Max offer price $238,540

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $9	+0% $-62	+5% $-133	+10% $-203
Rent	-10% $-219	-5% $-141	+0% $-62	+5% $16	+10% $95
Rate	-1.0pp $64	-0.5pp $1	base $-62	+0.5pp $-127	+1.0pp $-192

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Dylan Dr Slidell, LA	3.0	2.0	1700	$1,950	$1.15	25d	1	0.20mi
1000 Clairise Ct Slidell, LA	3.0	2.0	1319	$1,900	$1.44	45d	1	0.38mi
1918 Hempstead Dr Unit NA Slidell, LA	4.0	2.0	1615	$1,750	$1.08	25d	1	0.48mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	45d	1	0.68mi
1409 Ellingsworth Dr Slidell, LA	4.0	2.0	1950	$2,000	$1.03	45d	1	0.79mi
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	25d	1	0.93mi
39348 Mc Kendall Dr Slidell, LA	3.0	2.5	2510	$2,600	$1.04	3d	1	1.08mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	45d	1	1.09mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	45d	1	1.22mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	5d	1	1.34mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	1.35mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	3d	1	1.36mi
56418 McManus Rd Slidell, LA	3.0	1.0	1650	$1,200	$0.73	45d	1	1.40mi

Listing history 6 events

1. 2026-01-29
   listed $249,500 Active 520-char remark

   Show marketing remark (520 chars)

   Spacious Home located on a quiet Cul De Sac in SpringHill. Huge Living Area with High Ceilings, New LVP Wood Floors and Fireplace. Kitchen features Granite Counters, Lots of Cabinets and a Connecting Dining Area. Oversized Primary Bedroom with Private Bath with Separate Shower and Garden Tub. Two Guest Bedrooms with ample closet space. Sunroom, Fenced Yard overlooking Pond. 2 Car Garage. Roof '23, Fence '23, AC '25, Luxury Vinyl Plank, Fan and Paint in all Bedrooms '25. Easy commute into New Orleans or Mississippi.

2. 2026-01-29
   listed $249,500 Active 520-char remark

   Show marketing remark (520 chars)

   Spacious Home located on a quiet Cul De Sac in SpringHill. Huge Living Area with High Ceilings, New LVP Wood Floors and Fireplace. Kitchen features Granite Counters, Lots of Cabinets and a Connecting Dining Area. Oversized Primary Bedroom with Private Bath with Separate Shower and Garden Tub. Two Guest Bedrooms with ample closet space. Sunroom, Fenced Yard overlooking Pond. 2 Car Garage. Roof '23, Fence '23, AC '25, Luxury Vinyl Plank, Fan and Paint in all Bedrooms '25. Easy commute into New Orleans or Mississippi.

3. 2004-06-03
   soldstatus $160,400
4. 2004-05-28
   soldstatus $160,400
5. 2004-02-02
   listed $155,230
6. 2004-02-02
   listed $155,230

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/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 8/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,858
• − Mortgage interest: −$13,976
• − Property taxes: −$1,846
• − Insurance: −$2,045
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$7,258
• Taxable loss: −$5,085
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $476/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+60.7% since first listed

6 events — show timeline

• 2026-01-29 Listed $249,500 AcadianaMLS
• 2026-01-29 Listed $249,500 GSREIN
• 2004-06-03 Sold (Public Records) $160,400 Public Records
• 2004-05-28 Sold (MLS) $160,400 GSREIN
• 2004-02-02 Listed $155,230 AcadianaMLS
• 2004-02-02 Listed $155,230 GSREIN

Property tax history

-3.4%/yr

Latest (2025): $1,846 · -3.4% YoY. Source: county tax records.