57 Birdie Dr #57 · Slidell, LA 70460

$129,000

2 bd · 1.5 ba · 1,200 sqft · Condo · 78 Days on market

Built 1987 Good condition $108/sqft · at area comps Est $133k · at est. $395/mo HOA · 27% of rent

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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 +8.9/15.0
• Cash flow +8.5/30.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Royal Condominiums! This charming nest perched at 57 Birdie Drive has everything you need in a home with the convenience of condo ownership! Many updates and improvements have been added to this well-maintained home. As soon as you enter, you will notice the bright, cheerful, and freshly painted interior. Its features include a spacious living room with wood burning fireplace; an amply sized dining area; a half bathroom; and a super cute kitchen. Upstairs there are 2 large bedrooms with a skylight and one full bathroom. The fenced backyard is tranquil and ideal for activities or relaxation. The condo property also boasts off-street parking for each unit, a pool, tennis courts, and more! Pack your bags and move right in! You will love it!!!

Key facts

• Tennis courts
• Pool
• Fenced backyard

Tags

• WOOD BURNING FIREPLACE
• FENCED BACKYARD
• OFF-STREET PARKING
• POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (12.7% below list).
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $113k (12.7% below list) — sets the bar for cash-flow.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,606 (12.7% 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 78 days. Have you received any prior offers? Is the seller open to a 13% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 7.2

CMA / ARV

• ARV (median comp): $133,203
• List price: $129,000
• Delta: -3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.35×
• Total profit: $-23,379
• Equity at exit: $19,234

10-year hold

• IRR: -3.2%
• Equity multiple: 0.75×
• Total profit: $-9,080
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$395
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-113

Break-even live

Break-even rent $1,628

Max offer price $112,606

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-69	+0% $-113	+5% $-158	+10% $-202
Rent	-10% $-231	-5% $-172	+0% $-113	+5% $-55	+10% $4
Rate	-1.0pp $-48	-0.5pp $-80	base $-113	+0.5pp $-147	+1.0pp $-181

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,400	$1.17	44d	1	0.04mi
112 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,350	$1.12	24d	1	0.07mi
16 Birdie Dr Slidell, LA	2.0	1.5	1205	$1,500	$1.24	44d	1	0.13mi
62075 Airport Rd Unit 075 Slidell, LA	2.0	2.0	1254	$1,550	$1.24	44d	1	0.17mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,618	$1.40	2d	21	0.33mi
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	4d	1	1.47mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-10
   status $129,000 Pending 78 DOM
2. 2026-06-09
   days on market $129,000 Active 78 DOM
3. 2026-06-08
   days on market $129,000 Active 77 DOM
4. 2026-06-07
   days on market $129,000 Active 76 DOM
5. 2026-06-03
   days on market $129,000 Active 72 DOM
6. 2026-06-02
   days on market $129,000 Active 71 DOM
7. 2026-06-01
   days on market $129,000 Active 70 DOM
8. 2026-05-31
   days on market $129,000 Active 69 DOM
9. 2026-03-23
   listed $129,000 Active 761-char remark

   Show marketing remark (760 chars)

   Welcome to Royal Condominiums! This charming nest perched at 57 Birdie Drive has everything you need in a home with the convenience of condo ownership! Many updates and improvements have been added to this well-maintained home. As soon as you enter, you will notice the bright, cheerful, and freshly painted interior. Its features include a spacious living room with wood burning fireplace; an amply sized dining area; a half bathroom; and a super cute kitchen. Upstairs there are 2 large bedrooms with a skylight and one full bathroom. The fenced backyard is tranquil and ideal for activities or relaxation. The condo property also boasts off-street parking for each unit, a pool, tennis courts, and more! Pack your bags and move right in! You will love it!!!

10. 2026-03-23
    listed $129,000 Active 760-char remark

    Show marketing remark (760 chars)

    Welcome to Royal Condominiums! This charming nest perched at 57 Birdie Drive has everything you need in a home with the convenience of condo ownership! Many updates and improvements have been added to this well-maintained home. As soon as you enter, you will notice the bright, cheerful, and freshly painted interior. Its features include a spacious living room with wood burning fireplace; an amply sized dining area; a half bathroom; and a super cute kitchen. Upstairs there are 2 large bedrooms with a skylight and one full bathroom. The fenced backyard is tranquil and ideal for activities or relaxation. The condo property also boasts off-street parking for each unit, a pool, tennis courts, and more! Pack your bags and move right in! You will love it!!!

11. 2023-02-16
    soldstatus $125,000 Closed
12. 2023-02-09
    historical Active Under Contract
13. 2023-02-08
    status Pending
14. 2023-02-01
    price $129,900
15. 2023-01-30
    price $134,900
16. 2023-01-16
    listed $139,900 Active
17. 2023-01-16
    listed $129,900
18. 2018-11-16
    listed $100,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 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: $17,821
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$4,740
• − Depreciation: −$3,753
• Taxable loss: −$3,329
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $-560/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with no major repairs needed. It has a good curb appeal and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers.
• Rental Replace the air filter — Replacing the air filter can improve air quality and reduce energy costs, making the home more comfortable and attractive to potential renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers. ↑
• Rental Replace the air filter — Replacing the air filter can improve air quality and reduce energy costs, making the home more comfortable and attractive to potential renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+27.8% since first listed

10 events — show timeline

• 2026-03-23 Listed $129,000 AcadianaMLS
• 2026-03-23 Listed $129,000 GSREIN
• 2023-02-16 Sold (MLS) $125,000 GSREIN
• 2023-02-09 Contingent — GSREIN
• 2023-02-08 Pending — GSREIN
• 2023-02-01 Price Changed $129,900 GSREIN
• 2023-01-30 Price Changed $134,900 GSREIN
• 2023-01-16 Listed $129,900 AcadianaMLS
• 2023-01-16 Listed $139,900 GSREIN
• 2018-11-16 Listed $100,900 AcadianaMLS