58400 Holly Dr · Slidell, LA 70460

$178,000

2 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 7 Days on market

Built 1968 0.88 ac lot Est $202k · 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 +23.0/30.0
• ARV discount +12.9/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• 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

MUST SEE! Cute, well-maintained home in quiet neighborhood. New roof (6/2026)! Fireplace in living room opening to spacious kitchen and extra room for dining, den or office. Attractive vinyl "wood" flooring throughout. Plenty of storage in two utillity rooms, one inside, one outside. Set back on oversized lot with double carport and large workshop. All outbuildings fitted with electric and water. Carport has built in compressor. Large brick patio and entertainment area outside. Non-functional pool will be filled in and fence around pool will be removed by owner prior to closing.

Key facts

• Spacious kitchen
• Oversized lot
• New roof

Tags

• NEW ROOF
• FIREPLACE IN LIVING ROOM
• SPACIOUS KITCHEN
• EXTRA ROOM FOR DINING
• UTILITY ROOMS
• OVERSIZED LOT

Property features AI

Finance

• Other: Oversized, irregular lot outside city limits (approx. 0.875 acre, dimensions 125 x 263 x 114)
• HOA & community: No homeowners association

Exterior

• Parking: Garage; Carport; Two parking spaces; Boat parking; RV access/parking
• Security: Security system
• Utilities: Well water; Sewer: treatment plant
• Home design: Single-story home; Shingle roof; Brick and shake/shingle siding; Built on slab foundation; Very good condition
• Construction: Brick construction; Shingle siding; Shake siding; Shingle roof; Slab foundation
• Exterior features: Fenced yard; Patio (brick); Workshop/outbuilding

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Granite counters
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Granite counters; Cable TV; Window screens; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (10.9% below list).
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $159k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 8.4% 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.
• Zoned schools: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Carolyn Park Middle School (math 27% / reading 35%, grade F, #110 of 218 statewide, top 51%, 247 students, 70% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 65% FRL vs 40% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 241 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $112k; list at $178k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $158,624 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.01% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $202,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34076 Tupelo Ln	0.19mi	3/2.0 (+1)	1,450 (+0%)	1mo	$223,500	$154	81
34092 Longleaf Ln	0.05mi	3/2.0 (+1)	1,436 (-0%)	15mo	$170,000	$118	76
58441 Holly Dr	0.07mi	3/2.0 (+1)	1,464 (+2%)	18mo	$184,970	$126	70
34056 Stanley St	0.06mi	3/2.0 (+1)	1,624 (+12%)	1mo	$195,000	$120	66
58423 Holly Dr	0.09mi	3/2.0 (+1)	1,507 (+4%)	16mo	$210,433	$140	66
58382 Holly Dr	0.04mi	3/2.0 (+1)	1,542 (+7%)	16mo	$215,000	$139	65
34050 Live Oak Ln	0.16mi	3/1.0 (+1)	1,297 (-10%)	10mo	$53,000	$41	62
34019 Longleaf Ln	0.15mi	3/2.0 (+1)	1,345 (-7%)	13mo	$192,500	$143	62
34159 Tupelo Ln	0.23mi	3/1.0 (+1)	1,318 (-9%)	11mo	$150,000	$114	60
34117 Live Oak Ln	0.15mi	3/2.5 (+1)	1,570 (+9%)	15mo	$220,000	$140	55
34075 Live Oak Ln	0.16mi	3/2.0 (+1)	1,295 (-10%)	17mo	$195,000	$151	52
58091 Saint Genevieve Ln	0.33mi	3/2.0 (+1)	1,253 (-13%)	2mo	$210,000	$168	52

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: -16.5%
• Equity multiple: 0.39×
• Total profit: $-30,170
• Equity at exit: $26,540

10-year hold

• IRR: -2.7%
• Equity multiple: 0.79×
• Total profit: $-10,676
• Equity at exit: $15,390

Cash invested: $49,840 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$74
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-110

Break-even live

Break-even rent $1,946

Max offer price $158,624

Occupancy floor —

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34081 Stanley St Slidell, LA	3.0	2.5	1832	$1,950	$1.06	2d	1	0.05mi
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.13mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	1.35mi

Listing history 6 events

1. 2026-06-17
   status $178,000 Pending 7 DOM
2. 2026-06-16
   days on market $178,000 Active 7 DOM
3. 2026-06-15
   days on market $178,000 Active 6 DOM
4. 2026-06-13
   days on market $178,000 Active 4 DOM
5. 2026-06-10
   remarks 587-char remark
6. 2026-06-10
   listed $178,000 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: $1,234 · $103/mo
• Projected year-2 tax: $1,234 · $103/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 9/10 Extreme FEMA zone AE · 99% 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: $21,680
• − Mortgage interest: −$9,971
• − Property taxes: −$1,234
• − Insurance: −$6,008
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,178
• Taxable loss: −$4,180
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $-313/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

+256.0% since first listed

7 events — show timeline

• 2026-06-04 Listed $178,000 AcadianaMLS
• 2026-06-04 Listed $178,000 GSREIN
• 2018-07-02 Sold (MLS) $112,000 GSREIN
• 2018-05-31 Pending — GSREIN
• 2018-03-23 Listed $119,500 AcadianaMLS
• 2018-03-23 Listed $119,500 GSREIN
• 2006-08-21 Sold (Public Records) $50,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,234 · -3.8% YoY. Source: county tax records.