58371 East Ave · Slidell, LA 70460

$189,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 155 Days on market

Built 2006 1.00 ac lot $157/sqft · 12% below area Est $214k · 12% 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 +20.9/30.0
• ARV discount +12.8/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• 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

Updated home on a spacious corner lot offering excellent flexibility and outdoor amenities. The property was remodeled within the past years and includes thoughtful features such as a bedroom with its own private exterior entrance, extended family, or a potential rental setup. Outside, the property already includes a cozy cooking pavilion for gatherings and outdoor entertaining, as well as covered boat storage located at the back of the lot. The oversized corner lot not only provides ample yard space, but also the option for additional parking, RV usage, or future improvements if desired. Conveniently located just minutes from Front Street and Gause in desirable Flood Zone C, this home works beautifully as a primary residence with optional upside and flexibility. Schedule your showing today!

Key facts

• Cooking pavilion
• Additional parking
• Covered boat storage

Tags

• CORNER LOT
• PRIVATE EXTERIOR ENTRANCE
• COOKING PAVILION
• COVERED BOAT STORAGE
• AMPLE YARD SPACE
• ADDITIONAL PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $174k (7.7% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 241 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $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 155 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $189k implies a 72% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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: 0.92% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $214,026
• List price: $189,000
• Delta: -11.69%
• 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
35548 Devon Dr	0.08mi	3/1.0	1,116 (-8%)	6mo	$35,000	$31	79
35593 Devon Dr	0.16mi	2/1.0 (-1)	1,262 (+5%)	2mo	$155,500	$123	78
35521 Devon Dr	0.06mi	3/2.0	1,322 (+10%)	3mo	$205,000	$155	74
35478 Garden Dr	0.12mi	3/1.0	1,050 (-13%)	2mo	$90,000	$86	72
35337 Bond Dr	0.43mi	3/2.0	1,250 (+4%)	1mo	$147,500	$118	69
35281 Garden Dr	0.50mi	3/2.0	1,204 (-0%)	7mo	$144,000	$120	66
422 Portsmouth Dr	0.46mi	3/2.0	1,290 (+7%)	2mo	$105,320	$82	62
1727 Mcarthur Dr	0.49mi	4/2.0 (+1)	1,227 (+2%)	4mo	$68,900	$56	62
35637 Devon Dr	0.25mi	4/2.0 (+1)	1,300 (+8%)	8mo	$82,400	$63	60
226 Drury Ln	0.33mi	3/2.0	1,364 (+13%)	6mo	$115,000	$84	54
35296 - B Windsor Dr	0.51mi	3/2.0	1,080 (-10%)	9mo	$153,000	$142	48
800 Huntwyck Cir	0.71mi	3/1.5	1,051 (-13%)	1mo	$152,000	$145	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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-13,004
• Equity at exit: $28,181

10-year hold

• IRR: 6.2%
• Equity multiple: 1.52×
• Total profit: $27,360
• Equity at exit: $16,341

Cash invested: $52,920 (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: 241
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$991
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $195

Break-even live

Break-even rent $1,498

Max offer price $189,000

Occupancy floor 84%

Sensitivity live

Price	-10% $302	-5% $248	+0% $195	+5% $141	+10% $88
Rent	-10% $57	-5% $126	+0% $195	+5% $264	+10% $333
Rate	-1.0pp $290	-0.5pp $243	base $195	+0.5pp $146	+1.0pp $96

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.21mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	0.46mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	0.57mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	0.87mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.49mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.49mi
734 Walnut St Slidell, LA	2.0	1.0	800	$1,050	$1.31	44d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $189,000 Active 155 DOM
2. 2026-06-17
   days on market $189,000 Active 154 DOM
3. 2026-06-16
   days on market $189,000 Active 153 DOM
4. 2026-06-15
   days on market $189,000 Active 152 DOM
5. 2026-06-13
   days on market $189,000 Active 150 DOM
6. 2026-06-10
   days on market $189,000 Active 147 DOM
7. 2026-06-09
   days on market $189,000 Active 146 DOM
8. 2026-06-08
   days on market $189,000 Active 145 DOM
9. 2026-06-07
   days on market $189,000 Active 144 DOM
10. 2026-06-03
    days on market $189,000 Active 140 DOM
11. 2026-06-02
    days on market $189,000 Active 139 DOM
12. 2026-06-01
    days on market $189,000 Active 138 DOM
13. 2026-05-31
    days on market $189,000 Active 137 DOM
14. 2026-04-09
    price $189,000 802-char remark

    Show marketing remark (802 chars)

    Updated home on a spacious corner lot offering excellent flexibility and outdoor amenities. The property was remodeled within the past years and includes thoughtful features such as a bedroom with its own private exterior entrance, extended family, or a potential rental setup. Outside, the property already includes a cozy cooking pavilion for gatherings and outdoor entertaining, as well as covered boat storage located at the back of the lot. The oversized corner lot not only provides ample yard space, but also the option for additional parking, RV usage, or future improvements if desired. Conveniently located just minutes from Front Street and Gause in desirable Flood Zone C, this home works beautifully as a primary residence with optional upside and flexibility. Schedule your showing today!

15. 2026-04-09
    price $189,000 802-char remark

    Show marketing remark (802 chars)

    Updated home on a spacious corner lot offering excellent flexibility and outdoor amenities. The property was remodeled within the past years and includes thoughtful features such as a bedroom with its own private exterior entrance, extended family, or a potential rental setup. Outside, the property already includes a cozy cooking pavilion for gatherings and outdoor entertaining, as well as covered boat storage located at the back of the lot. The oversized corner lot not only provides ample yard space, but also the option for additional parking, RV usage, or future improvements if desired. Conveniently located just minutes from Front Street and Gause in desirable Flood Zone C, this home works beautifully as a primary residence with optional upside and flexibility. Schedule your showing today!

16. 2026-01-14
    listed $199,000 Active 802-char remark

    Show marketing remark (802 chars)

    Updated home on a spacious corner lot offering excellent flexibility and outdoor amenities. The property was remodeled within the past years and includes thoughtful features such as a bedroom with its own private exterior entrance, extended family, or a potential rental setup. Outside, the property already includes a cozy cooking pavilion for gatherings and outdoor entertaining, as well as covered boat storage located at the back of the lot. The oversized corner lot not only provides ample yard space, but also the option for additional parking, RV usage, or future improvements if desired. Conveniently located just minutes from Front Street and Gause in desirable Flood Zone C, this home works beautifully as a primary residence with optional upside and flexibility. Schedule your showing today!

17. 2026-01-14
    listed $199,000 Active 802-char remark

    Show marketing remark (802 chars)

    Updated home on a spacious corner lot offering excellent flexibility and outdoor amenities. The property was remodeled within the past years and includes thoughtful features such as a bedroom with its own private exterior entrance, extended family, or a potential rental setup. Outside, the property already includes a cozy cooking pavilion for gatherings and outdoor entertaining, as well as covered boat storage located at the back of the lot. The oversized corner lot not only provides ample yard space, but also the option for additional parking, RV usage, or future improvements if desired. Conveniently located just minutes from Front Street and Gause in desirable Flood Zone C, this home works beautifully as a primary residence with optional upside and flexibility. Schedule your showing today!

18. 2023-11-21
    soldstatus $110,000
19. 2023-11-20
    soldstatus $110,000 Closed
20. 2023-10-13
    historical Active Under Contract
21. 2023-10-04
    price $140,000
22. 2023-08-31
    listed $140,000
23. 2023-08-31
    listed $150,000 Active
24. 2010-06-14
    listed $50,000
25. 2010-06-14
    listed $50,000

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$477/yr (+$40/mo · 84.9%)

ⓘ 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 · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $20,934
• − Mortgage interest: −$10,587
• − Property taxes: −$562
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,498
• Taxable loss: −$806
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $2,533/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

+278.0% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $189,000 AcadianaMLS
• 2026-04-09 Price Changed $189,000 GSREIN
• 2026-01-14 Listed $199,000 GSREIN
• 2026-01-14 Listed $199,000 AcadianaMLS
• 2023-11-21 Sold (Public Records) $110,000 Public Records
• 2023-11-20 Sold (MLS) $110,000 GSREIN
• 2023-10-13 Contingent — GSREIN
• 2023-10-04 Price Changed $140,000 GSREIN
• 2023-08-31 Listed $150,000 GSREIN
• 2023-08-31 Listed $140,000 AcadianaMLS
• 2010-06-14 Listed $50,000 GSREIN
• 2010-06-14 Listed $50,000 AcadianaMLS

Property tax history

-7.7%/yr

Latest (2025): $562 · -64.1% YoY. Source: county tax records.