383 Hickory Dr · Slidell, LA 70458

$129,999

4 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 9 Days on market

Built 1970 8,712 sqft lot Est $161k · 19% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Check out this beautifully maintained home in Slidell's Magnolia Heights. This 4/2 brick home is has NO CARPET THROUGHOUT! The open living room has a gas fireplace, bay window and hardwood flooring. Kitchen features stainless steel appliances and lots of cabinets. Primary bedroom has a huge custom closet, hydro tub and separate shower. Large backyard has a covered, wooden deck for entertaining and a shed with electricity.

Key facts

• Cozy gas fireplace
• Hydro tub
• New lvt flooring

Tags

• NEW LVT FLOORING
• COZY GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• TONS OF CABINET STORAGE
• PRIMARY SUITE FIREPLACE
• HYDRO TUB

Property features AI

Exterior

• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Full wood privacy fence; Covered patio/porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Gas log fireplace
• Interior features: Living room; Kitchen; Bedrooms (3 total)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.6% 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 (+1.5%/yr); 489 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 30% 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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.

Recommended offer $129,999

Questions for the listing agent

1. Built in 1970 — 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: 1.41% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $161,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Hickory Dr	0.03mi	4/2.0	1,595 (-3%)	2mo	$68,500	$43	92
3852 Oxford St	0.30mi	3/2.0 (-1)	1,658 (+1%)	6mo	$167,000	$101	74
837 Pine Tree St	0.61mi	4/2.0	1,676 (+2%)	1mo	$159,900	$95	68
145 Southpark Dr	0.53mi	5/2.5 (+1)	1,690 (+3%)	3mo	$180,000	$107	61
37598 Lopez St	0.73mi	3/2.0 (-1)	1,580 (-4%)	1mo	$110,000	$70	54
202 Megan Ln	0.56mi	3/2.0 (-1)	1,770 (+8%)	3mo	$289,900	$164	54
127 Whitehall Dr	0.54mi	4/2.0	1,475 (-10%)	5mo	$145,000	$98	54
931 Hailey Ave	0.45mi	3/2.0 (-1)	1,445 (-12%)	2mo	$141,000	$98	52
156 Southpark Dr	0.50mi	4/2.0	1,849 (+12%)	6mo	$195,500	$106	51
748 Pinetree St	0.68mi	3/2.0 (-1)	1,532 (-7%)	2mo	$71,600	$47	50
3844 Riviera Dr	0.48mi	3/1.5 (-1)	1,466 (-11%)	6mo	$150,000	$102	48
3638 Meadowdale Dr	0.59mi	3/1.5 (-1)	1,815 (+10%)	3mo	$176,800	$97	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.34×
• Total profit: $12,491
• Equity at exit: $19,383

10-year hold

• IRR: 16.8%
• Equity multiple: 2.28×
• Total profit: $46,664
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$682
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $570

Break-even live

Break-even rent $1,105

Max offer price $129,999

Occupancy floor 64%

Sensitivity live

Price	-10% $644	-5% $607	+0% $570	+5% $533	+10% $497
Rent	-10% $426	-5% $498	+0% $570	+5% $642	+10% $714
Rate	-1.0pp $636	-0.5pp $603	base $570	+0.5pp $536	+1.0pp $502

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.28mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	0.31mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.42mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.53mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	44d	1	0.59mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	0.72mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	1.33mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	1.34mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.48mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.49mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $129,999 Active 9 DOM
2. 2026-06-18
   days on market $129,999 Active 6 DOM
3. 2026-06-17
   days on market $129,999 Active 5 DOM
4. 2026-06-16
   days on market $129,999 Active 4 DOM
5. 2026-06-15
   days on market $129,999 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $129,999 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,920
• − Mortgage interest: −$7,282
• − Property taxes: −$1,644
• − Insurance: −$650
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$3,782
• Taxable income: $5,055
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $5,629/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
• City population: 95,511
• 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

+88.7% since first listed

17 events — show timeline

• 2026-06-12 Listed $129,999 AcadianaMLS
• 2021-06-11 Sold (Public Records) $172,000 Public Records
• 2021-06-04 Sold (MLS) $172,000 GSREIN
• 2021-05-01 Pending — GSREIN
• 2021-04-28 Listed $169,000 AcadianaMLS
• 2021-04-28 Listed $169,000 GSREIN
• 2019-12-13 Price Changed $129,900 GSREIN
• 2019-10-31 Price Changed $145,000 GSREIN
• 2019-10-05 Price Changed $149,900 GSREIN
• 2019-06-27 Listed $129,900 AcadianaMLS
• 2007-11-27 Sold (Public Records) $140,000 Public Records
• 2007-11-19 Sold (MLS) $140,000 GSREIN
• 2007-10-13 Listed $147,000 AcadianaMLS
• 2007-10-13 Listed $147,000 GSREIN
• 1997-04-18 Sold (MLS) $64,000 GSREIN
• 1996-11-19 Listed $68,900 AcadianaMLS
• 1996-11-19 Listed $68,900 GSREIN

Property tax history

+1.1%/yr

Latest (2025): $1,644 · -7.4% YoY. Source: county tax records.