1344 St. Theresa Pl · Slidell, LA 70460

$199,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 133 Days on market

Built 1976 9,583 sqft lot $106/sqft · 5% below area Est $232k · 14% 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 +17.8/30.0
• ARV discount +13.9/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• 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

This home features a functional layout with an enclosed bonus space providing flexible additional living area. Roof is approximately 4 years old, adding value for the next owner. The property is in average condition and allows room for updates or personalization. Located in an established neighborhood with convenient access to local amenities, schools, and commuter routes. A solid option for buyers seeking value in today's market. Listing agent is related to the Owner. THIS PROPERTY IS ELIGIBLE FOR GRANT FUNDING AND 100% FINANCING WITH FIRST HORIZON BANK (NO INCOME LIMITS). Ask for details!

Key facts

• Enclosed garage
• Spacious living area
• 9,583 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• SEPARATE DINING SPACE
• ENCLOSED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $190k (4.3% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 37% 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 133 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $155k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $232,206
• List price: $199,000
• Delta: -14.30%
• 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
1037 Saint Joseph St	0.17mi	4/2.0 (+1)	1,908 (+1%)	8mo	$244,900	$128	78
1505 Saint Ann Pl	0.36mi	4/2.0 (+1)	1,840 (-2%)	5mo	$87,800	$48	70
1433 Meadowlawn St	0.50mi	3/2.0	1,905 (+1%)	11mo	$220,000	$115	66
1074 Maris Stella St	0.14mi	3/1.5	1,607 (-15%)	4mo	$148,000	$92	64
1241 Saint Christopher St	0.26mi	3/2.0	1,710 (-9%)	12mo	$210,000	$123	62
1334 Sunset Dr	0.43mi	4/2.0 (+1)	2,048 (+9%)	3mo	$239,000	$117	58
1313 W Hall Ave	0.35mi	3/2.0	2,150 (+14%)	11mo	$178,000	$83	51
1334 Westlawn Dr	0.58mi	4/2.0 (+1)	1,735 (-8%)	5mo	$187,500	$108	50
201 Drury Ln	0.71mi	3/2.0	1,648 (-13%)	2mo	$170,000	$103	45
1465 Sunset Dr	0.43mi	4/2.0 (+1)	1,632 (-14%)	12mo	$150,000	$92	43
1339 Westlawn Dr	0.61mi	4/2.0 (+1)	1,679 (-11%)	11mo	$145,500	$87	39
120 Westminster Dr	0.72mi	3/2.0	1,622 (-14%)	13mo	$225,000	$139	32

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-16,131
• Equity at exit: $29,672

10-year hold

• IRR: 5.2%
• Equity multiple: 1.44×
• Total profit: $24,333
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $163

Break-even live

Break-even rent $1,698

Max offer price $199,000

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Saint Scholastica St Slidell, LA	3.0	2.0	2037	$2,000	$0.98	23d	1	0.21mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	43d	1	0.43mi
308 Raleigh Dr Slidell, LA	4.0	2.5	2292	$2,125	$0.93	43d	1	0.78mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	0.82mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	1.02mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	23d	1	1.02mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	43d	1	1.04mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	43d	1	1.06mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	43d	1	1.16mi
110 Charles Dr Slidell, LA	4.0	2.0	2210	$2,175	$0.98	11d	1	1.18mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.23mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	43d	1	1.27mi
444 Holmes Dr Slidell, LA	4.0	2.0	1594	$1,800	$1.13	44d	1	1.28mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	43d	1	1.28mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $199,000 Active 133 DOM
2. 2026-06-17
   days on market $199,000 Active 132 DOM
3. 2026-06-16
   days on market $199,000 Active 131 DOM
4. 2026-06-15
   days on market $199,000 Active 130 DOM
5. 2026-06-13
   days on market $199,000 Active 128 DOM
6. 2026-06-10
   days on market $199,000 Active 125 DOM
7. 2026-06-09
   days on market $199,000 Active 124 DOM
8. 2026-06-08
   days on market $199,000 Active 123 DOM
9. 2026-06-07
   days on market $199,000 Active 122 DOM
10. 2026-06-03
    days on market $199,000 Active 118 DOM
11. 2026-06-02
    days on market $199,000 Active 117 DOM
12. 2026-06-01
    days on market $199,000 Active 116 DOM
13. 2026-05-31
    days on market $199,000 Active 115 DOM
14. 2026-02-06
    listed $199,000 Active 597-char remark

    Show marketing remark (603 chars)

    This home features a functional layout with an enclosed bonus space providing flexible additional living area. Roof is approximately 4 years old, adding value for the next owner. The property is in average condition and allows room for updates or personalization. Located in an established neighborhood with convenient access to local amenities, schools, and commuter routes. A solid option for buyers seeking value in today’s market. Listing agent is related to the Owner. THIS PROPERTY IS ELIGIBLE FOR GRANT FUNDING AND 100% FINANCING WITH FIRST HORIZON BANK (NO INCOME LIMITS). Ask for details!

15. 2026-02-06
    listed $199,000 Active 603-char remark

    Show marketing remark (603 chars)

    This home features a functional layout with an enclosed bonus space providing flexible additional living area. Roof is approximately 4 years old, adding value for the next owner. The property is in average condition and allows room for updates or personalization. Located in an established neighborhood with convenient access to local amenities, schools, and commuter routes. A solid option for buyers seeking value in today’s market. Listing agent is related to the Owner. THIS PROPERTY IS ELIGIBLE FOR GRANT FUNDING AND 100% FINANCING WITH FIRST HORIZON BANK (NO INCOME LIMITS). Ask for details!

16. 2025-08-29
    price $199,000
17. 2025-08-29
    price $199,000
18. 2025-08-05
    listed $205,000 Active
19. 2019-12-03
    soldstatus $155,000 Closed
20. 2019-12-03
    soldstatus $155,000
21. 2019-11-01
    status Pending
22. 2019-10-15
    price $163,000
23. 2019-09-13
    listed $167,000 Active
24. 2006-05-12
    soldstatus $163,500
25. 2006-04-28
    soldstatus $163,500
26. 2006-03-24
    listed $163,500

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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: $22,851
• − Mortgage interest: −$11,147
• − Property taxes: −$2,581
• − Insurance: −$995
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$5,789
• Taxable loss: −$1,317
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,270/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): 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

+21.7% since first listed

13 events — show timeline

• 2026-02-06 Listed $199,000 GSREIN
• 2026-02-06 Listed $199,000 AcadianaMLS
• 2025-08-29 Price Changed $199,000 AcadianaMLS
• 2025-08-29 Price Changed $199,000 GSREIN
• 2025-08-05 Listed $205,000 AcadianaMLS
• 2019-12-03 Sold (Public Records) $155,000 Public Records
• 2019-12-03 Sold (MLS) $155,000 GSREIN
• 2019-11-01 Pending — GSREIN
• 2019-10-15 Price Changed $163,000 GSREIN
• 2019-09-13 Listed $167,000 GSREIN
• 2006-05-12 Sold (Public Records) $163,500 Public Records
• 2006-04-28 Sold (MLS) $163,500 GSREIN
• 2006-03-24 Listed $163,500 GSREIN

Property tax history

+0.6%/yr

Latest (2025): $2,581 · -6.2% YoY. Source: county tax records.