222 Mockingbird Ln · Slidell, LA 70458

$125,000

2 bd · 2.0 ba · 1,399 sqft · SingleFamily public records · 139 Days on market

Built 1972 $89/sqft · 25% below area Est $172k · 28% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.2/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carpet in great room and bedrooms, ceramic tile in bathrooms, and enclosed carport.

Key facts

• Enclosed carport
• Ceramic tile
• Great room

Tags

• GREAT ROOM
• CERAMIC TILE
• ENCLOSED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 139 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $125k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.22% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $172,467
• List price: $125,000
• Delta: -27.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Hummingbird Ln	0.07mi	3/2.0 (+1)	1,382 (-1%)	6mo	$213,500	$154	85
289 Audubon Dr	0.16mi	3/1.5 (+1)	1,323 (-5%)	6mo	$163,500	$124	71
108 Chantilly Ln	0.25mi	3/2.0 (+1)	1,300 (-7%)	2mo	$199,000	$153	70
252 Oriole Dr	0.09mi	3/1.5 (+1)	1,232 (-12%)	2mo	$136,000	$110	67
405 Pine Forest Dr	0.41mi	3/2.0 (+1)	1,502 (+7%)	7mo	$205,000	$136	58
331 Thames Dr	0.31mi	3/2.0 (+1)	1,594 (+14%)	2mo	$202,000	$127	56
409 Rustling Pine Dr	0.44mi	3/2.0 (+1)	1,580 (+13%)	1mo	$219,000	$139	52
416 Cardinal Dr	0.51mi	3/2.0 (+1)	1,550 (+11%)	4mo	$189,000	$122	50
220 Brian Dr	0.52mi	3/2.0 (+1)	1,550 (+11%)	6mo	$189,000	$122	48
206 Canberra Ct	0.75mi	3/2.0 (+1)	1,500 (+7%)	1mo	$130,000	$87	47
206 Brian Dr	0.59mi	3/2.0 (+1)	1,561 (+12%)	2mo	$170,000	$109	46
436 Pine Shadows Dr	0.65mi	3/2.0 (+1)	1,600 (+14%)	4mo	$248,000	$155	38

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-167
• Equity at exit: $18,638

10-year hold

• IRR: 7.9%
• Equity multiple: 1.56×
• Total profit: $19,542
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$656
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $351

Break-even live

Break-even rent $1,081

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.23mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	43d	1	0.27mi
1513 Savannah Dr Slidell, LA	2.0	1.5	1000	$1,150	$1.15	3d	1	0.31mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	3d	1	0.35mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	23d	1	0.40mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	3d	1	0.44mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	10d	1	0.50mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.52mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.52mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	0.60mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.69mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.85mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.05mi
250 Brownswitch Rd Apt 193 Slidell, LA	2.0	1.5	1025	$1,195	$1.17	10d	1	1.14mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.24mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	43d	1	1.26mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.30mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.31mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.32mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	43d	1	1.37mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	43d	1	1.37mi
3400 Pelican Pointe Dr #2733 Slidell, LA	1.0	1.0	942	$1,895	$2.01	43d	1	1.39mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	3d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 139 DOM
2. 2026-06-17
   days on market $125,000 Active 138 DOM
3. 2026-06-16
   days on market $125,000 Active 137 DOM
4. 2026-06-15
   days on market $125,000 Active 136 DOM
5. 2026-06-13
   days on market $125,000 Active 134 DOM
6. 2026-06-10
   days on market $125,000 Active 131 DOM
7. 2026-06-09
   days on market $125,000 Active 130 DOM
8. 2026-06-08
   days on market $125,000 Active 129 DOM
9. 2026-06-07
   pricedays on market $125,000 Active 128 DOM
10. 2026-06-03
    days on market $150,000 Active 124 DOM
11. 2026-06-02
    days on market $150,000 Active 123 DOM
12. 2026-06-01
    days on market $150,000 Active 122 DOM
13. 2026-05-31
    days on market $150,000 Active 121 DOM
14. 2026-01-29
    listed $150,000 Active 83-char remark

    Show marketing remark (83 chars)

    Carpet in great room and bedrooms, ceramic tile in bathrooms, and enclosed carport.

15. 2026-01-29
    listed $150,000 Active 83-char remark

    Show marketing remark (83 chars)

    Carpet in great room and bedrooms, ceramic tile in bathrooms, and enclosed carport.

16. 2016-10-03
    soldstatus $68,000 Sold
17. 2016-08-30
    historical Pending Continue to Show
18. 2016-08-18
    price $90,000
19. 2016-07-14
    price $106,500
20. 2016-07-02
    listed $109,000 Active
21. 2016-06-30
    listed $90,000
22. 2012-05-31
    listed $95,500
23. 2012-05-31
    listed $95,500

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $1,755 · $146/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 4/10 Moderate 17% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $18,308
• − Mortgage interest: −$7,002
• − Property taxes: −$1,755
• − Insurance: −$625
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$3,636
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,651/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

+57.1% since first listed

10 events — show timeline

• 2026-01-29 Listed $150,000 AcadianaMLS
• 2026-01-29 Listed $150,000 GSREIN
• 2016-10-03 Sold (MLS) $68,000 GSREIN
• 2016-08-30 Contingent — GSREIN
• 2016-08-18 Price Changed $90,000 GSREIN
• 2016-07-14 Price Changed $106,500 GSREIN
• 2016-07-02 Listed $109,000 GSREIN
• 2016-06-30 Listed $90,000 AcadianaMLS
• 2012-05-31 Listed $95,500 GSREIN
• 2012-05-31 Listed $95,500 AcadianaMLS

Property tax history

+3.5%/yr

Latest (2025): $1,755 · -6.2% YoY. Source: county tax records.