3279 Rama St · Slidell, LA 70458

$180,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 19 Days on market

Built 1986 6,655 sqft lot Est $141k · 27% over

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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).

• Cash flow +20.0/30.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

**** PROPERTY QUALIFIES FOR 100% Financing **** SAVE $$ with NO MONTHLY MORTGAGE INSURANCE **** AND a FREE $6000 grant toward interest rate buy down or Buyer's Closing Costs! **** Precious Raised Home**** Welcome to this charming home featuring an oversized wood deck making it great for entertaining family and friends or simply relaxing outdoors. Inside, you'll love the soaring ceilings, abundant natural light, and a lot of beautiful wood look flooring/no carpet! *** The spacious den offers a radiant corner fireplace, creating a warm and inviting focal point. The well-appointed kitchen includes a sunny breakfast area, range/oven, microhood, dishwasher, and refrigerator, making meal preparation a breeze. *** Retreat to the primary suite, where lovely French doors open directly onto the wooded deck, creating a peaceful private escape. The privacy-fenced backyard also includes a convenient outdoor storage building. *** Additional features include double-insulated windows, gutters, a newer heater and ductwork--providing comfort & efficiency. *** Convenient location outside of city limits, but only minutes to the Twin Span; making for an easy commute! Don't miss this wonderful opportunity to own this precious home!

Key facts

• Oversized wood deck
• Sunny breakfast area
• 6,655 sq ft lot

Tags

• OVERSIZED WOOD DECK
• RADIANT CORNER FIREPLACE
• SUNNY BREAKFAST AREA
• PRIVACY-FENCED BACKYARD
• OUTDOOR STORAGE BUILDING
• DOUBLE-INSULATED WINDOWS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story; Raised foundation; Shingle roof; Wood siding; Rectangular lot; Outside city limits; Lot dimensions approximately 55 x 123 x 54 x 122
• Construction: Built with wood siding; Raised foundation; Shingle roof
• Exterior features: Fenced yard; Wood patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; High ceilings; Vaulted ceilings; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (10.1% below list).
• Recommended offer: $162k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $161,823 (10.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $141,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3580 City Dr	0.27mi	3/2.0	1,340 (-2%)	6mo	$138,000	$103	78
931 Hailey Ave	0.33mi	3/2.0	1,445 (+5%)	2mo	$141,000	$98	74
2872 Slidell Ave	0.49mi	3/1.0	1,338 (-2%)	1mo	$139,000	$104	68
505 W Howze Beach Rd	0.59mi	3/2.0	1,402 (+2%)	1mo	$83,500	$60	68
328 Hickory Dr	0.66mi	3/1.0	1,350 (-2%)	4mo	$137,000	$101	59
1216 Tupelo St	0.49mi	3/1.0	1,264 (-8%)	6mo	$130,000	$103	55
471 Olive Dr	0.50mi	3/2.0	1,238 (-10%)	6mo	$150,000	$121	55
808 Pine Tree St	0.43mi	2/2.0 (-1)	1,241 (-10%)	7mo	$145,000	$117	53
3004 Terrace Ave	0.69mi	4/2.0 (+1)	1,306 (-5%)	2mo	$167,500	$128	53
748 Pinetree St	0.57mi	3/2.0	1,532 (+12%)	2mo	$71,600	$47	52
3542 Peachtree St	0.40mi	3/2.0	1,556 (+13%)	9mo	$165,000	$106	52
3046 Slidell Ave	0.45mi	4/1.0 (+1)	1,253 (-9%)	4mo	$85,000	$68	52

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-17,650
• Equity at exit: $26,839

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-7,392
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$944
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $221

Break-even live

Break-even rent $1,339

Max offer price $180,000

Occupancy floor 81%

Sensitivity live

Price	-10% $323	-5% $272	+0% $221	+5% $170	+10% $119
Rent	-10% $93	-5% $157	+0% $221	+5% $285	+10% $349
Rate	-1.0pp $311	-0.5pp $267	base $221	+0.5pp $174	+1.0pp $127

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	45d	1	0.18mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	13d	1	0.24mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	45d	1	0.26mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.43mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	4d	1	0.49mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	45d	1	0.74mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	0.79mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	0.84mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	25d	1	0.87mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	45d	1	0.94mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	1.02mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	25d	1	1.03mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	13d	1	1.05mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	1.29mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	1.29mi
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	25d	1	1.35mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	25d	1	1.38mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	45d	1	1.40mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	45d	1	1.41mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	16d	1	1.41mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	18d	1	1.41mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	18d	1	1.42mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	16d	1	1.42mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	45d	1	1.44mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	45d	1	1.48mi

Listing history 12 events

1. 2026-06-21
   days on market $180,000 Active 19 DOM
2. 2026-06-18
   days on market $180,000 Active 16 DOM
3. 2026-06-17
   days on market $180,000 Active 15 DOM
4. 2026-06-16
   days on market $180,000 Active 14 DOM
5. 2026-06-15
   days on market $180,000 Active 13 DOM
6. 2026-06-13
   days on market $180,000 Active 11 DOM
7. 2026-06-10
   days on market $180,000 Active 8 DOM
8. 2026-06-09
   days on market $180,000 Active 7 DOM
9. 2026-06-08
   days on market $180,000 Active 6 DOM
10. 2026-06-07
    days on market $180,000 Active 5 DOM
11. 2026-06-02
    remarks 699-char remark

    Show marketing remark (1233 chars)

    **** PROPERTY QUALIFIES FOR 100% Financing **** SAVE $$ with NO MONTHLY MORTGAGE INSURANCE **** AND a FREE $6000 grant toward interest rate buy down or Buyer's Closing Costs! **** Precious Raised Home**** Welcome to this charming home featuring an oversized wood deck making it great for entertaining family and friends or simply relaxing outdoors. Inside, you'll love the soaring ceilings, abundant natural light, and a lot of beautiful wood look flooring/no carpet! *** The spacious den offers a radiant corner fireplace, creating a warm and inviting focal point. The well-appointed kitchen includes a sunny breakfast area, range/oven, microhood, dishwasher, and refrigerator, making meal preparation a breeze. *** Retreat to the primary suite, where lovely French doors open directly onto the wooded deck, creating a peaceful private escape. The privacy-fenced backyard also includes a convenient outdoor storage building. *** Additional features include double-insulated windows, gutters, a newer heater and ductwork--providing comfort & efficiency. *** Convenient location outside of city limits, but only minutes to the Twin Span; making for an easy commute! Don't miss this wonderful opportunity to own this precious home!

12. 2026-06-02
    listed $180,000 Active 1 DOM

    Show marketing remark (1233 chars)

    **** PROPERTY QUALIFIES FOR 100% Financing **** SAVE $$ with NO MONTHLY MORTGAGE INSURANCE **** AND a FREE $6000 grant toward interest rate buy down or Buyer's Closing Costs! **** Precious Raised Home**** Welcome to this charming home featuring an oversized wood deck making it great for entertaining family and friends or simply relaxing outdoors. Inside, you'll love the soaring ceilings, abundant natural light, and a lot of beautiful wood look flooring/no carpet! *** The spacious den offers a radiant corner fireplace, creating a warm and inviting focal point. The well-appointed kitchen includes a sunny breakfast area, range/oven, microhood, dishwasher, and refrigerator, making meal preparation a breeze. *** Retreat to the primary suite, where lovely French doors open directly onto the wooded deck, creating a peaceful private escape. The privacy-fenced backyard also includes a convenient outdoor storage building. *** Additional features include double-insulated windows, gutters, a newer heater and ductwork--providing comfort & efficiency. *** Convenient location outside of city limits, but only minutes to the Twin Span; making for an easy commute! Don't miss this wonderful opportunity to own this precious home!

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$526/yr (+$44/mo · 113.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,419
• − Mortgage interest: −$10,083
• − Property taxes: −$464
• − Insurance: −$900
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,236
• Taxable loss: −$371
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,739/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): 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $180,000 AcadianaMLS
• 2026-06-02 Listed $180,000 GSREIN

Property tax history

-7.4%/yr

Latest (2025): $464 · -3.6% YoY. Source: county tax records.