5436 Clearpoint Dr · Slidell, LA 70460

$235,000

4 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 130 Days on market

Built 1997 $155/sqft · 10% below area Est $260k · 10% under $17/mo HOA · 1% of rent

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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 +17.4/30.0
• ARV discount +11.8/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME TRULY HAS IT ALL! STEP INTO A LARGE, OPEN DEN FEATURING A COZY GAS-BURNING FIREPLACE--PERFECT FOR RELAXING OR ENTERTAINING. THE KITCHEN OFFERS A BREAKFAST AREA AND FLOWS SEAMLESSLY INTO THE LAUNDRY ROOM, GARAGE, AND OUT TO THE REAR YARD, WHERE YOU'LL FIND AN AMAZING, COVERED PATIO IDEAL FOR OUTDOOR ENJOYMENT. THE PRIMARY BEDROOM IS SPACIOUS AND INVITING, WITH A PRIMARY BATH DESIGNED FOR RELAXATION, COMPLETE WITH A WHIRLPOOL TUB. THE ADDITIONAL BEDROOMS ARE GENEROUSLY SIZED AS WELL--DEFINITELY NOTHING TO OVERLOOK! COME SEE FOR YOURSELF WHAT YOU'VE BEEN MISSING--THIS ONE WON'T DISAPPOINT!

Key facts

• Covered patio
• Whirlpool tub
• Breakfast area

Tags

• GAS-BURNING FIREPLACE
• BREAKFAST AREA
• COVERED PATIO
• WHIRLPOOL TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $202k (14.0% below list).
• Recommended offer: $202k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $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 130 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y 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 $170k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,072 (14.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $259,743
• List price: $235,000
• Delta: -9.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 Summertree Dr	0.37mi	3/2.0 (-1)	1,535 (+1%)	9mo	$235,000	$153	69
2116 Summertree Dr	0.43mi	3/2.0 (-1)	1,510 (-1%)	9mo	$233,000	$154	67
5439 Clearpoint Dr	0.03mi	3/2.0 (-1)	1,675 (+10%)	20mo	$230,000	$137	60
1029 William Dr	0.47mi	3/2.0 (-1)	1,568 (+3%)	14mo	$210,000	$134	56
102 Royal Dr	0.53mi	3/2.0 (-1)	1,697 (+12%)	6mo	$240,000	$141	46

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: -8.4%
• Equity multiple: 0.68×
• Total profit: $-20,908
• Equity at exit: $35,039

10-year hold

• IRR: 4.2%
• Equity multiple: 1.34×
• Total profit: $22,327
• Equity at exit: $20,319

Cash invested: $65,800 (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: 241
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $176

Break-even live

Break-even rent $1,799

Max offer price $235,000

Occupancy floor 86%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,945	$1.68	1d	21	0.69mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gaspool

Listing history 31 events

1. 2026-06-10
   status $235,000 Pending 130 DOM
2. 2026-06-09
   days on market $235,000 Active 130 DOM
3. 2026-06-08
   days on market $235,000 Active 129 DOM
4. 2026-06-07
   days on market $235,000 Active 128 DOM
5. 2026-06-03
   days on market $235,000 Active 124 DOM
6. 2026-06-02
   days on market $235,000 Active 123 DOM
7. 2026-06-01
   days on market $235,000 Active 122 DOM
8. 2026-05-31
   days on market $235,000 Active 121 DOM
9. 2026-03-17
   price $235,000 603-char remark

   Show marketing remark (636 chars)

   This home truly has it all! Step into a large, open den featuring a cozy gas-burning fireplace—perfect for relaxing or entertaining. The kitchen offers a breakfast area and flows seamlessly into the laundry room, garage, and out to the rear yard, where you’ll find an amazing, covered patio ideal for outdoor enjoyment. The primary bedroom is spacious and inviting, with a primary bath designed for relaxation, complete with a whirlpool tub. The additional bedrooms are generously sized as well—definitely nothing to overlook! Come see for yourself what you’ve been missing—this one won’t disappoint!

10. 2026-03-17
    price $235,000 636-char remark

    Show marketing remark (636 chars)

    This home truly has it all! Step into a large, open den featuring a cozy gas-burning fireplace—perfect for relaxing or entertaining. The kitchen offers a breakfast area and flows seamlessly into the laundry room, garage, and out to the rear yard, where you’ll find an amazing, covered patio ideal for outdoor enjoyment. The primary bedroom is spacious and inviting, with a primary bath designed for relaxation, complete with a whirlpool tub. The additional bedrooms are generously sized as well—definitely nothing to overlook! Come see for yourself what you’ve been missing—this one won’t disappoint!

11. 2026-01-30
    listed $240,000 Active 603-char remark

    Show marketing remark (636 chars)

    This home truly has it all! Step into a large, open den featuring a cozy gas-burning fireplace—perfect for relaxing or entertaining. The kitchen offers a breakfast area and flows seamlessly into the laundry room, garage, and out to the rear yard, where you’ll find an amazing, covered patio ideal for outdoor enjoyment. The primary bedroom is spacious and inviting, with a primary bath designed for relaxation, complete with a whirlpool tub. The additional bedrooms are generously sized as well—definitely nothing to overlook! Come see for yourself what you’ve been missing—this one won’t disappoint!

12. 2026-01-30
    listed $240,000 Active 636-char remark

    Show marketing remark (636 chars)

    This home truly has it all! Step into a large, open den featuring a cozy gas-burning fireplace—perfect for relaxing or entertaining. The kitchen offers a breakfast area and flows seamlessly into the laundry room, garage, and out to the rear yard, where you’ll find an amazing, covered patio ideal for outdoor enjoyment. The primary bedroom is spacious and inviting, with a primary bath designed for relaxation, complete with a whirlpool tub. The additional bedrooms are generously sized as well—definitely nothing to overlook! Come see for yourself what you’ve been missing—this one won’t disappoint!

13. 2017-10-31
    soldstatus $170,000
14. 2017-10-30
    soldstatus $170,000 Sold
15. 2017-10-09
    historical Open Predication
16. 2017-10-04
    price $174,700
17. 2017-08-03
    listed $179,000 Active
18. 2017-08-01
    listed $174,700
19. 2014-05-23
    soldstatus $130,000
20. 2014-01-29
    listed $134,900
21. 2014-01-29
    listed $134,900
22. 2004-04-12
    soldstatus $128,000
23. 2004-03-30
    soldstatus $128,000
24. 2004-01-22
    listed $129,900
25. 2004-01-22
    listed $129,900
26. 2002-08-16
    soldstatus $118,500
27. 2002-04-19
    listed $115,000
28. 2002-04-19
    listed $115,000
29. 1997-10-10
    soldstatus $94,082
30. 1997-09-15
    listed
31. 1997-09-15
    listed

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$410/yr (+$34/mo · 46.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $24,249
• − Mortgage interest: −$13,164
• − Property taxes: −$883
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$204
• − Depreciation: −$6,836
• Taxable loss: −$1,893
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $2,560/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

+149.8% since first listed

23 events — show timeline

• 2026-03-17 Price Changed $235,000 AcadianaMLS
• 2026-03-17 Price Changed $235,000 GSREIN
• 2026-01-30 Listed $240,000 GSREIN
• 2026-01-30 Listed $240,000 AcadianaMLS
• 2017-10-31 Sold (Public Records) $170,000 Public Records
• 2017-10-30 Sold (MLS) $170,000 GSREIN
• 2017-10-09 Contingent — GSREIN
• 2017-10-04 Price Changed $174,700 GSREIN
• 2017-08-03 Listed $179,000 GSREIN
• 2017-08-01 Listed $174,700 AcadianaMLS
• 2014-05-23 Sold (MLS) $130,000 GSREIN
• 2014-01-29 Listed $134,900 AcadianaMLS
• 2014-01-29 Listed $134,900 GSREIN
• 2004-04-12 Sold (Public Records) $128,000 Public Records
• 2004-03-30 Sold (MLS) $128,000 GSREIN
• 2004-01-22 Listed $129,900 AcadianaMLS
• 2004-01-22 Listed $129,900 GSREIN
• 2002-08-16 Sold (MLS) $118,500 GSREIN
• 2002-04-19 Listed $115,000 AcadianaMLS
• 2002-04-19 Listed $115,000 GSREIN
• 1997-10-10 Sold (MLS) $94,082 GSREIN
• 1997-09-15 Listed — AcadianaMLS
• 1997-09-15 Listed — GSREIN

Property tax history

-6.7%/yr

Latest (2025): $883 · -3.8% YoY. Source: county tax records.