834 Cross Gates Blvd Blvd · Slidell, LA 70461

$329,900

4 bd · 2.0 ba · 2,277 sqft · SingleFamily public records · 146 Days on market

Built 1984 $145/sqft · 8% below area Est $363k · 9% under $8/mo HOA

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Why this score? — see what drove the D- 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).

• ARV discount +11.6/15.0
• Cash flow +9.8/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home in beautiful Cross Gates Subdivision with plenty of extras! New roof in 2024, no carpet, whole house generator, working hurricane shutters and so much more! You'll have plenty of space between your great room, living room and dining room, along with a large kitchen to entertain to your heart's content! Speaking of the kitchen, it has a double oven, granite counters, ss appliances and lots of counterspace to enjoy. There's also an oversized garage with a workshop built in the back, along with a fenced yard filled with a variety of lemon, fig, satsuma, blackberry and more. Flood zone "C" so no flood insurance needed here! In demand schools, great access to I-10 and plenty of amenities nearby....what more could you want or need? Owner financing is available as bond for deed with 20% down, 30 year term with 5 year balloon. Call to see this home today!

Key facts

• Fenced yard
• Double oven
• Granite counters

Tags

• NEW ROOF
• WHOLE HOUSE GENERATOR
• WORKING HURRICANE SHUTTERS
• DOUBLE OVEN
• GRANITE COUNTERS
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (24.7% below list).
• Recommended offer: $249k (24.7% below list) — sets the bar for 1% rule.

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 (+1.7%/yr); 594 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/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 $10k 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 146 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $140k; list at $330k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,516 (24.7% 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. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $362,906
• List price: $329,900
• Delta: -9.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Thatcher Dr	0.13mi	4/2.0	2,353 (+3%)	1mo	$290,000	$123	87
148 Woodruff Dr	0.29mi	4/2.5	2,348 (+3%)	1mo	$386,000	$164	78
307 N Buckingham Dr	0.56mi	4/2.0	2,260 (-1%)	1mo	$265,000	$117	72
105 Honeywood Dr	0.59mi	3/2.5 (-1)	2,275 (-0%)	0mo	$270,000	$119	65
804 N Lake Verret Ct	0.44mi	4/2.0	2,083 (-8%)	2mo	$284,000	$136	64
245 Cross Gates Blvd	0.66mi	3/2.5 (-1)	2,284 (+0%)	1mo	$345,000	$151	61
105 Harrow Dr	0.42mi	4/2.0	2,014 (-12%)	2mo	$307,000	$152	60
700 S Lake Verret Ct	0.35mi	3/2.0 (-1)	2,011 (-12%)	0mo	$273,000	$136	59
102 Circlewood Ct	0.65mi	4/2.5	2,411 (+6%)	1mo	$265,000	$110	57
424 Dockside Dr	0.68mi	4/3.0	2,433 (+7%)	1mo	$420,000	$173	52
40590 Cara Mae St	0.66mi	4/3.0	2,038 (-10%)	1mo	$309,900	$152	47
40702 Cara Mae St	0.66mi	5/3.0 (+1)	2,016 (-12%)	1mo	$307,900	$153	40

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-70,220
• Equity at exit: $49,189

10-year hold

• IRR: -19.7%
• Equity multiple: 0.01×
• Total profit: $-91,372
• Equity at exit: $28,524

Cash invested: $92,372 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$137
• HOA: −$8
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-213

Break-even live

Break-even rent $2,755

Max offer price $292,247

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-120	+0% $-213	+5% $-307	+10% $-400
Rent	-10% $-409	-5% $-311	+0% $-213	+5% $-115	+10% $-17
Rate	-1.0pp $-47	-0.5pp $-129	base $-213	+0.5pp $-299	+1.0pp $-386

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	45d	1	0.31mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	0.51mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	25d	1	0.57mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	0.85mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	13d	1	1.07mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	45d	1	1.07mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	45d	1	1.25mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 33 events

1. 2026-06-21
   days on market $329,900 Active 146 DOM
2. 2026-06-18
   days on market $329,900 Active 143 DOM
3. 2026-06-17
   days on market $329,900 Active 142 DOM
4. 2026-06-16
   days on market $329,900 Active 141 DOM
5. 2026-06-15
   days on market $329,900 Active 140 DOM
6. 2026-06-13
   days on market $329,900 Active 138 DOM
7. 2026-06-10
   days on market $329,900 Active 135 DOM
8. 2026-06-09
   days on market $329,900 Active 134 DOM
9. 2026-06-08
   days on market $329,900 Active 133 DOM
10. 2026-06-07
    days on market $329,900 Active 132 DOM
11. 2026-06-03
    days on market $329,900 Active 128 DOM
12. 2026-06-02
    days on market $329,900 Active 127 DOM
13. 2026-06-01
    days on market $329,900 Active 126 DOM
14. 2026-05-31
    days on market $329,900 Active 125 DOM
15. 2026-01-26
    listed $329,900 Active 890-char remark

    Show marketing remark (895 chars)

    Well maintained home in beautiful Cross Gates Subdivision with plenty of extras! New roof in 2024, no carpet, whole house generator, working hurricane shutters and so much more! You'll have plenty of space between your great room, living room and dining room, along with a large kitchen to entertain to your heart's content! Speaking of the kitchen, it has a double oven, granite counters, ss appliances and lots of counterspace to enjoy. There's also an oversized garage with a workshop built in the back, along with a fenced yard filled with a variety of lemon, fig, satsuma, blackberry and more. Flood zone "C" so no flood insurance needed here! In demand schools, great access to I-10 and plenty of amenities nearby. .. .what more could you want or need? Owner financing is available as bond for deed with 20% down, 30 year term with 5 year balloon. Call to see this home today!

16. 2026-01-26
    listed $329,900 Active 895-char remark

    Show marketing remark (895 chars)

    Well maintained home in beautiful Cross Gates Subdivision with plenty of extras! New roof in 2024, no carpet, whole house generator, working hurricane shutters and so much more! You'll have plenty of space between your great room, living room and dining room, along with a large kitchen to entertain to your heart's content! Speaking of the kitchen, it has a double oven, granite counters, ss appliances and lots of counterspace to enjoy. There's also an oversized garage with a workshop built in the back, along with a fenced yard filled with a variety of lemon, fig, satsuma, blackberry and more. Flood zone "C" so no flood insurance needed here! In demand schools, great access to I-10 and plenty of amenities nearby. .. .what more could you want or need? Owner financing is available as bond for deed with 20% down, 30 year term with 5 year balloon. Call to see this home today!

17. 2025-07-10
    price $329,900
18. 2025-07-10
    price $329,900
19. 2025-06-23
    price $334,900
20. 2025-06-23
    price $334,900
21. 2025-05-22
    price $349,000
22. 2025-05-22
    price $349,000
23. 2025-04-21
    price $359,900
24. 2025-04-21
    price $359,900
25. 2025-03-19
    price $374,000
26. 2025-03-19
    price $374,000
27. 2025-02-18
    listed $385,000 Active
28. 2018-04-13
    historical
29. 2018-01-12
    listed $299,700 Active
30. 2018-01-12
    listed $299,700
31. 1996-06-27
    soldstatus $139,500
32. 1996-04-03
    listed $142,500
33. 1996-04-03
    listed $142,500

ⓘ 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: $3,611 · $301/mo
• Projected year-2 tax: $3,611 · $301/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 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $29,822
• − Mortgage interest: −$18,480
• − Property taxes: −$3,611
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − HOA: −$96
• − Depreciation: −$9,597
• Taxable loss: −$8,383
• Est. tax savings @ 24.0%: +$2,012
• After-tax cash flow: $-546/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+131.5% since first listed

19 events — show timeline

• 2026-01-26 Listed $329,900 GSREIN
• 2026-01-26 Listed $329,900 AcadianaMLS
• 2025-07-10 Price Changed $329,900 AcadianaMLS
• 2025-07-10 Price Changed $329,900 GSREIN
• 2025-06-23 Price Changed $334,900 AcadianaMLS
• 2025-06-23 Price Changed $334,900 GSREIN
• 2025-05-22 Price Changed $349,000 AcadianaMLS
• 2025-05-22 Price Changed $349,000 GSREIN
• 2025-04-21 Price Changed $359,900 AcadianaMLS
• 2025-04-21 Price Changed $359,900 GSREIN
• 2025-03-19 Price Changed $374,000 AcadianaMLS
• 2025-03-19 Price Changed $374,000 GSREIN
• 2025-02-18 Listed $385,000 AcadianaMLS
• 2018-04-13 Listing Removed — GSREIN
• 2018-01-12 Listed $299,700 AcadianaMLS
• 2018-01-12 Listed $299,700 GSREIN
• 1996-06-27 Sold (MLS) $139,500 GSREIN
• 1996-04-03 Listed $142,500 GSREIN
• 1996-04-03 Listed $142,500 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $3,611 · +30.2% YoY. Source: county tax records.