1145 S Pine St · Slidell, LA 70460

$140,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 98 Days on market

Built 1965 $96/sqft · 24% below area Est $184k · 24% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• 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

Great opportunity to restore this 3 bedroom, 1 bathroom brick home situated on a spacious double lot with rear yard access from Walnut St. This street-to-street lot offers tons of options to lay out your vision! Zoned R-2, which allows for single-family, two-family residential, and small multifamily residential uses, this property offers added flexibility for possible income-producing opportunities. Whether you choose to renovate the existing home, explore rental potential, or look into future redevelopment options, this property has room to work with. The home features a large living area, an oversized dining room, and an additional flexible space that could be used as a home office, gym, or hobby room. The kitchen offers plenty of cabinet space and opens to the dining area, creating a functional layout. A spacious patio/sunroom adds extra living space and overlooks the backyard. Outside, the property includes a detached structure previously used as a workshop and plenty of yard space to enjoy. With updates and repairs, this property has the potential to be transformed into something special. Buyer to verify zoning, permitted uses, rental potential, and development requirements.

Key facts

• Flexible space
• Detached structure
• Double lot

Tags

• DOUBLE LOT
• FLEXIBLE SPACE
• DETACHED STRUCTURE
• SPACIOUS PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% 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.
• Market conditions: Rents rising fast (+5.9%/yr); 241 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 31% 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 $968 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.16% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $184,026
• List price: $140,000
• Delta: -23.92%
• 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
758 N Magnolia St	0.35mi	3/2.0	1,500 (+3%)	0mo	$45,000	$30	74
450 N Magnolia St	0.59mi	4/2.0 (+1)	1,509 (+4%)	1mo	$140,000	$93	57
1224 Maris Stella Ave	0.55mi	3/2.0	1,350 (-7%)	2mo	$155,000	$115	56
1074 Maris Stella St	0.54mi	3/1.5	1,607 (+10%)	4mo	$148,000	$92	52
1374 Rummel St	0.56mi	4/2.0 (+1)	1,349 (-7%)	2mo	$215,000	$159	52
1151 St Augustine Dr	0.70mi	3/2.0	1,562 (+7%)	4mo	$104,500	$67	48
507 Pennsylvania Ave	0.71mi	2/1.0 (-1)	1,360 (-7%)	8mo	$195,000	$143	44
626 Florida Ave	0.74mi	3/2.0	1,611 (+11%)	2mo	$220,000	$137	42
611 Dale Dr	0.62mi	4/2.0 (+1)	1,573 (+8%)	10mo	$170,000	$108	41
1401 8th St	0.68mi	3/2.0	1,312 (-10%)	11mo	$165,000	$126	38
1492 W Hall Ave	0.69mi	3/2.0	1,300 (-11%)	11mo	$135,500	$104	37
1465 Sunset Dr	0.68mi	4/2.0 (+1)	1,632 (+12%)	12mo	$150,000	$92	30

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,907
• Equity at exit: $20,874

10-year hold

• IRR: 14.1%
• Equity multiple: 2.29×
• Total profit: $50,539
• Equity at exit: $12,105

Cash invested: $39,200 (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: $1,623 high
• Mortgage (P&I): −$734
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $325

Break-even live

Break-even rent $1,211

Max offer price $140,000

Occupancy floor 75%

Sensitivity live

Price	-10% $404	-5% $364	+0% $325	+5% $285	+10% $246
Rent	-10% $197	-5% $261	+0% $325	+5% $389	+10% $453
Rate	-1.0pp $395	-0.5pp $360	base $325	+0.5pp $289	+1.0pp $252

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	4d	1	0.20mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	0.35mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.65mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	0.75mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	0.79mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	0.82mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	0.82mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	0.89mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	0.92mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	0.92mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.97mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	1.02mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	1.09mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	45d	1	1.29mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	44d	1	1.39mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.40mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	1.44mi
58019 Carroll Rd Slidell, LA	4.0	2.0	1400	$1,695	$1.21	44d	1	1.46mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	24d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 98 DOM
2. 2026-06-17
   days on market $140,000 Active 97 DOM
3. 2026-06-16
   days on market $140,000 Active 96 DOM
4. 2026-06-15
   days on market $140,000 Active 95 DOM
5. 2026-06-13
   days on market $140,000 Active 93 DOM
6. 2026-06-10
   days on market $140,000 Active 90 DOM
7. 2026-06-09
   days on market $140,000 Active 89 DOM
8. 2026-06-08
   days on market $140,000 Active 88 DOM
9. 2026-06-07
   days on market $140,000 Active 87 DOM
10. 2026-06-03
    days on market $140,000 Active 83 DOM
11. 2026-06-02
    days on market $140,000 Active 82 DOM
12. 2026-06-01
    days on market $140,000 Active 81 DOM
13. 2026-05-31
    days on market $140,000 Active 80 DOM
14. 2026-03-13
    listed $149,000 Active 1198-char remark

    Show marketing remark (1198 chars)

    Great opportunity to restore this 3 bedroom, 1 bathroom brick home situated on a spacious double lot with rear yard access from Walnut St. This street-to-street lot offers tons of options to lay out your vision! Zoned R-2, which allows for single-family, two-family residential, and small multifamily residential uses, this property offers added flexibility for possible income-producing opportunities. Whether you choose to renovate the existing home, explore rental potential, or look into future redevelopment options, this property has room to work with. The home features a large living area, an oversized dining room, and an additional flexible space that could be used as a home office, gym, or hobby room. The kitchen offers plenty of cabinet space and opens to the dining area, creating a functional layout. A spacious patio/sunroom adds extra living space and overlooks the backyard. Outside, the property includes a detached structure previously used as a workshop and plenty of yard space to enjoy. With updates and repairs, this property has the potential to be transformed into something special. Buyer to verify zoning, permitted uses, rental potential, and development requirements.

15. 2026-03-13
    listed $149,000 Active 1198-char remark

    Show marketing remark (1198 chars)

    Great opportunity to restore this 3 bedroom, 1 bathroom brick home situated on a spacious double lot with rear yard access from Walnut St. This street-to-street lot offers tons of options to lay out your vision! Zoned R-2, which allows for single-family, two-family residential, and small multifamily residential uses, this property offers added flexibility for possible income-producing opportunities. Whether you choose to renovate the existing home, explore rental potential, or look into future redevelopment options, this property has room to work with. The home features a large living area, an oversized dining room, and an additional flexible space that could be used as a home office, gym, or hobby room. The kitchen offers plenty of cabinet space and opens to the dining area, creating a functional layout. A spacious patio/sunroom adds extra living space and overlooks the backyard. Outside, the property includes a detached structure previously used as a workshop and plenty of yard space to enjoy. With updates and repairs, this property has the potential to be transformed into something special. Buyer to verify zoning, permitted uses, rental potential, and development requirements.

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $1,974 · $165/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 8/10 Severe 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $19,471
• − Mortgage interest: −$7,842
• − Property taxes: −$1,974
• − Insurance: −$700
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,073
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,474/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): 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

+0.0% since first listed

2 events — show timeline

• 2026-03-13 Listed $149,000 AcadianaMLS
• 2026-03-13 Listed $149,000 GSREIN

Property tax history

+7.2%/yr

Latest (2025): $1,974 · -6.2% YoY. Source: county tax records.