59051 Azalea Ln · Slidell, LA 70460

$210,000

3 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 80 Days on market

Built 2003 $144/sqft · 9% below area Est $231k · 9% under

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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 +16.1/30.0
• ARV discount +11.5/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready with many updates. This wonderful home has a new roof, new hot water heater, HVAC, no carpet.Completely fenced in yard with small storage building. All appliances remain in kitchen including refrigerator. Corner fireplace in large living room.

Key facts

• Hvac
• New hot water heater
• New roof

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• HVAC
• FENCED IN YARD
• SMALL STORAGE BUILDING
• ALL APPLIANCES REMAIN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $42 ($506/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 $184k (12.4% below list).
• Recommended offer: $184k (12.4% 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.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 35% 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 $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

• It's been on market 80 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 23y 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 $138k; list at $210k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $183,991 (12.4% 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 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.88% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $230,661
• List price: $210,000
• Delta: -8.96%
• 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
35378 Liberty Dr	0.14mi	3/2.0	1,411 (-3%)	3mo	$240,000	$170	86
209 Drury Ln	0.52mi	3/2.0	1,470 (+1%)	3mo	$171,000	$116	72
422 Portsmouth Dr	0.19mi	3/2.0	1,290 (-12%)	2mo	$105,320	$82	71
205 Drury Ln	0.54mi	4/2.0 (+1)	1,485 (+2%)	2mo	$219,900	$148	64
213 Drury Ln	0.50mi	3/2.0	1,588 (+9%)	1mo	$191,000	$120	61
35521 Devon Dr	0.45mi	3/2.0	1,322 (-9%)	3mo	$205,000	$155	61
319 Westminster Dr	0.35mi	3/2.0	1,648 (+13%)	2mo	$228,500	$139	60
313 Westminster Dr	0.38mi	4/2.0 (+1)	1,600 (+10%)	2mo	$210,000	$131	60
217 Portsmouth Dr	0.47mi	4/2.0 (+1)	1,576 (+8%)	2mo	$220,000	$140	58
35337 Bond Dr	0.51mi	3/2.0	1,250 (-14%)	1mo	$147,500	$118	52
201 Drury Ln	0.56mi	3/2.0	1,648 (+13%)	2mo	$170,000	$103	50
35593 Devon Dr	0.54mi	2/1.0 (-1)	1,262 (-13%)	2mo	$155,500	$123	41

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-25,795
• Equity at exit: $31,312

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $5,161
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $42

Break-even live

Break-even rent $1,787

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $161	-5% $102	+0% $42	+5% $-17	+10% $-77
Rent	-10% $-103	-5% $-30	+0% $42	+5% $115	+10% $188
Rate	-1.0pp $148	-0.5pp $96	base $42	+0.5pp $-12	+1.0pp $-68

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	45d	1	0.05mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	45d	1	0.19mi
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	45d	1	0.78mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	45d	1	0.88mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	45d	1	1.05mi
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	45d	1	1.44mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	45d	1	1.47mi

Listing history 45 events

1. 2026-06-21
   days on market $210,000 Active 80 DOM
2. 2026-06-18
   days on market $210,000 Active 77 DOM
3. 2026-06-17
   days on market $210,000 Active 76 DOM
4. 2026-06-16
   remarks 274-char remark
5. 2026-06-16
   pricedays on market $210,000 Active 75 DOM
6. 2026-06-15
   days on market $215,000 Active 74 DOM
7. 2026-06-13
   days on market $215,000 Active 72 DOM
8. 2026-06-10
   days on market $215,000 Active 69 DOM
9. 2026-06-09
   days on market $215,000 Active 68 DOM
10. 2026-06-08
    days on market $215,000 Active 67 DOM
11. 2026-06-07
    days on market $215,000 Active 66 DOM
12. 2026-06-03
    days on market $215,000 Active 62 DOM
13. 2026-06-02
    days on market $215,000 Active 61 DOM
14. 2026-06-01
    days on market $215,000 Active 60 DOM
15. 2026-05-31
    days on market $215,000 Active 59 DOM
16. 2026-04-03
    listed $215,000 Active 257-char remark

    Show marketing remark (257 chars)

    Move in ready with many updates. This wonderful home has a new roof, new hot water heater, HVAC, no carpet.Completely fenced in yard with small storage building. All appliances remain in kitchen including refrigerator. Corner fireplace in large living room.

17. 2026-03-28
    listed $215,000 Active 258-char remark

    Show marketing remark (258 chars)

    Move in ready with many updates. This wonderful home has a new roof, new hot water heater, HVAC, no carpet. Completely fenced in yard with small storage building. All appliances remain in kitchen including refrigerator. Corner fireplace in large living room.

18. 2026-02-11
    historical $1,750
19. 2026-01-11
    listed $1,750
20. 2024-12-23
    historical $1,750
21. 2024-11-13
    listed $1,750
22. 2024-11-06
    historical $1,750
23. 2024-08-13
    listed $1,750
24. 2024-07-27
    historical $1,800
25. 2024-07-19
    historical $1,800
26. 2024-07-18
    listed $1,800
27. 2024-06-11
    price $1,750
28. 2024-05-22
    listed $1,800
29. 2017-12-11
    soldstatus $138,500
30. 2017-12-01
    soldstatus $138,500 Sold
31. 2017-10-19
    historical Pending Continue to Show
32. 2017-10-12
    price $139,000
33. 2017-09-23
    listed $145,000 Active
34. 2017-09-22
    listed $139,000
35. 2010-11-24
    soldstatus $67,000
36. 2010-09-28
    listed $69,500
37. 2010-09-28
    listed $69,500
38. 2006-07-10
    soldstatus $155,900
39. 2006-06-29
    soldstatus $155,900
40. 2006-05-16
    listed $159,900
41. 2006-05-16
    listed $159,900
42. 2004-05-10
    soldstatus $112,000
43. 2004-04-30
    soldstatus $112,000
44. 2003-10-03
    listed $110,000
45. 2003-10-03
    listed $110,000

ⓘ 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: $1,874 · $156/mo
• Projected year-2 tax: $1,874 · $156/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 7/10 Severe FEMA zone X (shaded) · 72% 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 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: $22,079
• − Mortgage interest: −$11,763
• − Property taxes: −$1,874
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$6,109
• Taxable loss: −$3,047
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,237/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

+95.5% since first listed

30 events — show timeline

• 2026-04-03 Listed $215,000 AcadianaMLS
• 2026-03-28 Listed $215,000 GSREIN
• 2026-02-11 Rental Removed $1,750 GSREIN
• 2026-01-11 Listed for Rent $1,750 GSREIN
• 2024-12-23 Rental Removed $1,750 RENTSPREE
• 2024-11-13 Listed for Rent $1,750 RENTSPREE
• 2024-11-06 Rental Removed $1,750 RENTSPREE
• 2024-08-13 Listed for Rent $1,750 RENTSPREE
• 2024-07-27 Rental Removed $1,800 GSREIN
• 2024-07-19 Rental Removed $1,800 RENTSPREE
• 2024-07-18 Listed for Rent $1,800 RENTSPREE
• 2024-06-11 Price Changed $1,750 GSREIN
• 2024-05-22 Listed for Rent $1,800 GSREIN
• 2017-12-11 Sold (Public Records) $138,500 Public Records
• 2017-12-01 Sold (MLS) $138,500 GSREIN
• 2017-10-19 Contingent — GSREIN
• 2017-10-12 Price Changed $139,000 GSREIN
• 2017-09-23 Listed $145,000 GSREIN
• 2017-09-22 Listed $139,000 AcadianaMLS
• 2010-11-24 Sold (MLS) $67,000 GSREIN
• 2010-09-28 Listed $69,500 AcadianaMLS
• 2010-09-28 Listed $69,500 GSREIN
• 2006-07-10 Sold (Public Records) $155,900 Public Records
• 2006-06-29 Sold (MLS) $155,900 GSREIN
• 2006-05-16 Listed $159,900 GSREIN
• 2006-05-16 Listed $159,900 AcadianaMLS
• 2004-05-10 Sold (Public Records) $112,000 Public Records
• 2004-04-30 Sold (MLS) $112,000 GSREIN
• 2003-10-03 Listed $110,000 AcadianaMLS
• 2003-10-03 Listed $110,000 GSREIN

Property tax history

+2.4%/yr

Latest (2025): $1,874 · +93.5% YoY. Source: county tax records.