5542 Sandlewood Ct · Slidell, LA 70460

$175,000

4 bd · 2.5 ba · 2,367 sqft · SingleFamily public records · 26 Days on market

Built 1996 10,018 sqft lot Est $270k · 35% under $17/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.1/10.0
• 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

SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

Key facts

• Cul de sac
• Gas fireplace
• Extended driveway

Tags

• LARGE OAKWOOD IV MODEL
• CUL DE SAC
• SPACIOUS DEN
• GAS FIREPLACE
• EAT IN BREAKFAST ROOM
• EXTENDED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Henry Mayfield Elementary School (math 35% / reading 45%, grade F, #221 of 646 statewide, top 34%, 832 students, 60% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 1 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 41% 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $269,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5542 Sandlewood Ct	0.00mi	4/2.5	2,367 (0%)	1mo	$166,000	$70	99
5708 Wesley Ln	0.14mi	4/2.5	2,430 (+3%)	4mo	$290,000	$119	86
1549 Hunters Point Rd	0.23mi	4/2.5	2,396 (+1%)	9mo	$229,787	$96	80
6325 Farrel Dr	0.16mi	4/2.5	2,456 (+4%)	9mo	$225,000	$92	78
1124 Indigo Ct	0.38mi	4/2.5	2,346 (-1%)	11mo	$250,000	$107	72
2143 Summertree Dr	0.44mi	4/2.5	2,449 (+4%)	3mo	$298,000	$122	71
1033 Madeline Ln	0.58mi	4/2.5	2,400 (+1%)	2mo	$250,000	$104	69
1012 William Dr	0.57mi	4/2.5	2,400 (+1%)	7mo	$295,000	$123	65
5341 Clearpoint Dr	0.15mi	4/2.5	2,658 (+12%)	9mo	$275,000	$103	65
1025 Madeline Ln	0.60mi	5/2.5 (+1)	2,400 (+1%)	1mo	$278,000	$116	64
1016 William Dr	0.55mi	4/2.0	2,208 (-7%)	3mo	$253,000	$115	59
4307 Sandy Ln	0.31mi	5/2.5 (+1)	2,550 (+8%)	12mo	$291,000	$114	58

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,872
• Equity at exit: $26,093

10-year hold

• IRR: 14.4%
• Equity multiple: 2.32×
• Total profit: $64,690
• Equity at exit: $15,131

Cash invested: $49,000 (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 70460

• Rents YoY: 5.9%
• Active inventory: 246
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$73
• HOA: −$17
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $405

Break-even live

Break-even rent $1,610

Max offer price $175,000

Occupancy floor 76%

Sensitivity live

Price	-10% $504	-5% $454	+0% $405	+5% $355	+10% $305
Rent	-10% $237	-5% $321	+0% $405	+5% $488	+10% $572
Rate	-1.0pp $493	-0.5pp $449	base $405	+0.5pp $359	+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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Belair Blvd Slidell, LA	4.0	2.5	2430	$2,500	$1.03	5d	1	0.30mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 30 events

1. 2026-04-22
   status Pending 333-char remark

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

2. 2026-04-22
   status Pending

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

3. 2026-04-21
   status Active 333-char remark

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

4. 2026-04-21
   status Active

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

5. 2026-04-13
   status Pending 333-char remark

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

6. 2026-04-13
   status Pending

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

7. 2026-03-19
   listed $175,000 Active 333-char remark

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

8. 2026-03-19
   listed $175,000 Active

   Show marketing remark (333 chars)

   SUNRISE HOME IN BELAIR*LARGE OAKWOOD IV MODEL IN CUL DE SAC*4 BEDROOM 2.5 BATHS*ALL BEDROOM'S UPSTAIRS*SPACIOUS DEN WITH GAS FIREPLACE*KITCHEN OFFER EAT IN BREAKFAST ROOM*EXTENDED DRIVEWAY LEAD INTO A WORKSHOP 22X26 THAT CAN ALSO BE ANOTHER GARAGE FOR SINGLE CAR IN ADDITION TO THE DOUBLE CAR GARAGE. LARGE BACKYARD FOR ENTERTAINING.

9. 2026-03-01
   status Active
10. 2025-12-23
    listed $196,000 Active
11. 2025-05-21
    price $245,000
12. 2025-05-21
    price $245,000
13. 2025-02-27
    price $220,000
14. 2024-11-22
    price $220,000
15. 2024-10-10
    price $205,000
16. 2024-04-17
    price $250,000
17. 2024-02-02
    listed $205,000 Active
18. 2022-04-13
    soldstatus $287,000
19. 2022-04-11
    soldstatus $287,000 Closed
20. 2022-02-26
    status Pending
21. 2022-02-19
    listed $285,000
22. 2022-02-19
    listed $285,000 Active
23. 2006-01-03
    soldstatus $196,500
24. 2005-12-27
    soldstatus $196,500
25. 2005-12-08
    listed $196,500
26. 2005-12-08
    listed $196,500
27. 2002-02-26
    soldstatus $136,100
28. 2002-02-22
    soldstatus $136,100
29. 2001-07-01
    listed $136,100
30. 2001-07-01
    listed $136,100

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,173 · $264/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $25,467
• − Mortgage interest: −$9,803
• − Property taxes: −$3,173
• − Insurance: −$875
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$204
• − Depreciation: −$5,091
• Taxable income: $2,247
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $4,315/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

+28.6% since first listed

30 events — show timeline

• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Pending — GSREIN
• 2026-04-21 Relisted — AcadianaMLS
• 2026-04-21 Relisted — GSREIN
• 2026-04-13 Pending — AcadianaMLS
• 2026-04-13 Pending — GSREIN
• 2026-03-19 Listed $175,000 GSREIN
• 2026-03-19 Listed $175,000 AcadianaMLS
• 2026-03-01 Relisted — AcadianaMLS
• 2025-12-23 Listed $196,000 AcadianaMLS
• 2025-05-21 Price Changed $245,000 AcadianaMLS
• 2025-05-21 Price Changed $245,000 GSREIN
• 2025-02-27 Price Changed $220,000 AcadianaMLS
• 2024-11-22 Price Changed $220,000 GSREIN
• 2024-10-10 Price Changed $205,000 GSREIN
• 2024-04-17 Price Changed $250,000 GSREIN
• 2024-02-02 Listed $205,000 AcadianaMLS
• 2022-04-13 Sold (Public Records) $287,000 Public Records
• 2022-04-11 Sold (MLS) $287,000 GSREIN
• 2022-02-26 Pending — GSREIN
• 2022-02-19 Listed $285,000 GSREIN
• 2022-02-19 Listed $285,000 AcadianaMLS
• 2006-01-03 Sold (Public Records) $196,500 Public Records
• 2005-12-27 Sold (MLS) $196,500 GSREIN
• 2005-12-08 Listed $196,500 GSREIN
• 2005-12-08 Listed $196,500 AcadianaMLS
• 2002-02-26 Sold (Public Records) $136,100 Public Records
• 2002-02-22 Sold (MLS) $136,100 GSREIN
• 2001-07-01 Listed $136,100 AcadianaMLS
• 2001-07-01 Listed $136,100 GSREIN

Property tax history

+1.8%/yr

Latest (2025): $3,173 · -3.9% YoY. Source: county tax records.