135 Southpark Dr · Slidell, LA 70458

$200,000

5 bd · 2.5 ba · 1,952 sqft · SingleFamily public records · 61 Days on market

Built 1980 0.25 ac lot $102/sqft · 8% above area Est $180k · 11% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and beautifully updated home in the desirable Dellwood subdivision of Slidell! Featuring 5 bedrooms and 2.5 bathrooms, this property offers over 1800 sq ft of living space, great for growing families or those who love to entertain. Step inside to discover a thoughtfully designed layout with modern upgrades throughout, including sleek granite countertops and a full suite of stainless LG appliances that bring both style and functionality to the kitchen. Enjoy the clean, contemporary feel of **no carpet throughout**, making maintenance a breeze and providing a fresh, modern look in every room. Outside, you'll love the large, fenced yard on a generous lot, great for gatherings, pets, or relaxing evenings under the covered patio. With ample off-street parking for multiple vehicles, this home offers both convenience and space. Located just minutes from shopping, dining, and easy access to I-10, this home delivers the perfect blend of comfort, style, and accessibility. Don't miss your chance to own this move-in-ready gem. schedule your private showing today!

Key facts

• Fenced yard
• No carpet
• Covered patio

Tags

• UPDATED HOME
• GRANITE COUNTERTOPS
• STAINLESS LG APPLIANCES
• NO CARPET
• FENCED YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 2 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 35% 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 $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 61 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 13y 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 $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; 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 $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $180,000
• List price: $200,000
• Delta: 11.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3757 Brookwood Dr	0.20mi	4/2.0 (-1)	1,964 (+1%)	0mo	$180,000	$92	82
3618 Meadowdale	0.03mi	4/2.0 (-1)	2,026 (+4%)	5mo	$180,000	$89	81
156 Southpark Dr	0.06mi	4/2.0 (-1)	1,849 (-5%)	6mo	$195,500	$106	77
145 Southpark Dr	0.02mi	5/2.5	1,690 (-13%)	3mo	$180,000	$107	74
285 Palm Springs Dr	0.46mi	4/2.0 (-1)	2,068 (+6%)	5mo	$205,000	$99	57
3901 Riviera Dr	0.40mi	5/2.0	2,234 (+14%)	2mo	$157,000	$70	54
155 Greencrest Dr	0.59mi	4/2.5 (-1)	2,038 (+4%)	10mo	$229,900	$113	52
311 Oleander Dr	0.45mi	4/3.0 (-1)	2,144 (+10%)	8mo	$141,800	$66	50
3845 Croydon St	0.72mi	4/2.0 (-1)	1,875 (-4%)	10mo	$219,500	$117	44
442 Cumberland Dr	0.67mi	4/1.5 (-1)	2,015 (+3%)	14mo	$125,325	$62	42
105 Parkbrook Cir	0.58mi	4/2.0 (-1)	2,231 (+14%)	1mo	$165,000	$74	41
3578 Walter Dr	0.68mi	4/2.0 (-1)	2,232 (+14%)	10mo	$195,000	$87	29

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-9,059
• Equity at exit: $29,821

10-year hold

• IRR: 3.5%
• Equity multiple: 1.24×
• Total profit: $13,428
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,110 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $418

Break-even live

Break-even rent $1,581

Max offer price $200,000

Occupancy floor 75%

Sensitivity live

Price	-10% $531	-5% $474	+0% $418	+5% $361	+10% $304
Rent	-10% $251	-5% $334	+0% $418	+5% $501	+10% $584
Rate	-1.0pp $518	-0.5pp $468	base $418	+0.5pp $366	+1.0pp $313

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.09mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.77mi

Listing history 50 events

1. 2026-06-18
   days on market $200,000 Active 61 DOM
2. 2026-06-17
   days on market $200,000 Active 60 DOM
3. 2026-06-16
   days on market $200,000 Active 59 DOM
4. 2026-06-15
   days on market $200,000 Active 58 DOM
5. 2026-06-13
   days on market $200,000 Active 56 DOM
6. 2026-06-10
   days on market $200,000 Active 53 DOM
7. 2026-06-09
   days on market $200,000 Active 52 DOM
8. 2026-06-08
   days on market $200,000 Active 51 DOM
9. 2026-06-07
   days on market $200,000 Active 50 DOM
10. 2026-06-03
    days on market $200,000 Active 46 DOM
11. 2026-06-02
    days on market $200,000 Active 45 DOM
12. 2026-06-01
    days on market $200,000 Active 44 DOM
13. 2026-05-31
    days on market $200,000 Active 43 DOM
14. 2026-04-18
    listed $210,000 Active 1092-char remark

    Show marketing remark (1112 chars)

    Welcome to this spacious and beautifully updated home in the desirable Dellwood subdivision of Slidell! Featuring 5 bedrooms and 2.5 bathrooms, this property offers over 1800 sq ft of living space, great for growing families or those who love to entertain. Step inside to discover a thoughtfully designed layout with modern upgrades throughout, including sleek granite countertops and a full suite of stainless LG appliances that bring both style and functionality to the kitchen. Enjoy the clean, contemporary feel of * * no carpet throughout * * , making maintenance a breeze and providing a fresh, modern look in every room. Outside, you’ll love the large, fenced yard on a generous lot, great for gatherings, pets, or relaxing evenings under the covered patio. With ample off-street parking for multiple vehicles, this home offers both convenience and space. Located just minutes from shopping, dining, and easy access to I-10, this home delivers the perfect blend of comfort, style, and accessibility. Don’t miss your chance to own this move-in-ready gem. schedule your private showing today!

15. 2026-04-18
    listed $210,000 Active 1112-char remark

    Show marketing remark (1112 chars)

    Welcome to this spacious and beautifully updated home in the desirable Dellwood subdivision of Slidell! Featuring 5 bedrooms and 2.5 bathrooms, this property offers over 1800 sq ft of living space, great for growing families or those who love to entertain. Step inside to discover a thoughtfully designed layout with modern upgrades throughout, including sleek granite countertops and a full suite of stainless LG appliances that bring both style and functionality to the kitchen. Enjoy the clean, contemporary feel of * * no carpet throughout * * , making maintenance a breeze and providing a fresh, modern look in every room. Outside, you’ll love the large, fenced yard on a generous lot, great for gatherings, pets, or relaxing evenings under the covered patio. With ample off-street parking for multiple vehicles, this home offers both convenience and space. Located just minutes from shopping, dining, and easy access to I-10, this home delivers the perfect blend of comfort, style, and accessibility. Don’t miss your chance to own this move-in-ready gem. schedule your private showing today!

16. 2025-04-09
    listed $230,000 Active
17. 2024-11-23
    historical $2,300
18. 2024-11-23
    historical $2,300
19. 2024-11-22
    listed $2,300
20. 2024-11-22
    listed $2,300
21. 2024-11-13
    historical $2,300
22. 2024-11-13
    historical $2,300
23. 2024-11-13
    listed $2,300
24. 2024-11-13
    listed $2,300
25. 2024-11-01
    historical $2,300
26. 2024-09-24
    price $2,300
27. 2024-09-17
    price $240,000
28. 2024-07-22
    historical $3,000
29. 2024-07-22
    listed $3,000
30. 2024-07-20
    listed $2,850
31. 2024-04-25
    price $260,000
32. 2024-04-02
    price $265,000
33. 2024-03-12
    price $280,000
34. 2024-02-06
    listed $240,000 Active
35. 2024-02-06
    listed $240,000
36. 2023-10-20
    soldstatus $125,000 Closed
37. 2023-09-28
    historical Active Under Contract
38. 2023-08-22
    listed $117,500 Active
39. 2023-08-22
    listed $117,500
40. 2023-02-17
    listed $145,000
41. 2022-10-26
    price $145,000
42. 2022-09-23
    price $157,000
43. 2022-08-15
    price $169,000
44. 2022-08-04
    listed $145,000
45. 2016-04-04
    soldstatus $116,500
46. 2016-03-31
    soldstatus $119,004 Sold
47. 2016-02-29
    historical Pending Continue to Show
48. 2016-02-16
    price $119,900
49. 2016-01-05
    price $124,900
50. 2015-12-11
    listed $129,900 Active

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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 10/10 Extreme 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 10/10 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: $25,318
• − Mortgage interest: −$11,203
• − Property taxes: −$1,404
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$5,818
• Taxable income: $1,842
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $4,569/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

+303.8% since first listed

43 events — show timeline

• 2026-04-18 Listed $210,000 GSREIN
• 2026-04-18 Listed $210,000 AcadianaMLS
• 2025-04-09 Listed $230,000 AcadianaMLS
• 2024-11-23 Rental Removed $2,300 RENTSPREE
• 2024-11-23 Rental Removed $2,300 RENTSPREE
• 2024-11-22 Listed for Rent $2,300 RENTSPREE
• 2024-11-22 Listed for Rent $2,300 RENTSPREE
• 2024-11-13 Rental Removed $2,300 RENTSPREE
• 2024-11-13 Rental Removed $2,300 RENTSPREE
• 2024-11-13 Listed for Rent $2,300 RENTSPREE
• 2024-11-13 Listed for Rent $2,300 RENTSPREE
• 2024-11-01 Rental Removed $2,300 GSREIN
• 2024-09-24 Price Changed $2,300 GSREIN
• 2024-09-17 Price Changed $240,000 GSREIN
• 2024-07-22 Rental Removed $3,000 RENTSPREE
• 2024-07-22 Listed for Rent $3,000 GSREIN
• 2024-07-20 Listed for Rent $2,850 RENTSPREE
• 2024-04-25 Price Changed $260,000 GSREIN
• 2024-04-02 Price Changed $265,000 GSREIN
• 2024-03-12 Price Changed $280,000 GSREIN
• 2024-02-06 Listed $240,000 AcadianaMLS
• 2024-02-06 Listed $240,000 AcadianaMLS
• 2023-10-20 Sold (MLS) $125,000 GSREIN
• 2023-09-28 Contingent — GSREIN
• 2023-08-22 Listed $117,500 AcadianaMLS
• 2023-08-22 Listed $117,500 GSREIN
• 2023-02-17 Listed $145,000 AcadianaMLS
• 2022-10-26 Price Changed $145,000 GSREIN
• 2022-09-23 Price Changed $157,000 GSREIN
• 2022-08-15 Price Changed $169,000 GSREIN
• 2022-08-04 Listed $145,000 AcadianaMLS
• 2016-04-04 Sold (Public Records) $116,500 Public Records
• 2016-03-31 Sold (MLS) $119,004 GSREIN
• 2016-02-29 Contingent — GSREIN
• 2016-02-16 Price Changed $119,900 GSREIN
• 2016-01-05 Price Changed $124,900 GSREIN
• 2015-12-11 Listed $129,900 GSREIN
• 2015-12-11 Listed $119,900 AcadianaMLS
• 2013-03-29 Sold (MLS) $100,000 GSREIN
• 2013-02-16 Listed $100,000 AcadianaMLS
• 2013-02-16 Listed $100,000 GSREIN
• 2012-10-12 Sold (Public Records) $68,653 Public Records
• 2003-09-09 Sold (Public Records) $52,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,404 · -7.6% YoY. Source: county tax records.