105 Dante Cir · Slidell, LA 70458

$199,000

3 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 51 Days on market

Built 1980 7,213 sqft lot $129/sqft · 15% below area Est $233k · 15% under

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Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +14.1/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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

Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

Key facts

• Ample cabinetry
• Primary suite
• Open layout

Tags

• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• SPLIT-BEDROOM FLOORPLAN
• PRIMARY SUITE

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick exterior
• Exterior features: Fenced yard; City lot; Rectangular lot with approximate dimensions 60x120

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; 6 total rooms; Very good condition
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $277 ($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 $192k (3.4% below list).
• Recommended offer: $192k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 32% of the median local income ($73k/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 $6k 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 51 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,194 (3.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.97% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $233,105
• List price: $199,000
• Delta: -14.63%
• 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
105 Heather Dr	0.08mi	3/2.0	1,450 (-6%)	0mo	$125,000	$86	87
106 Leonell Cir	0.25mi	3/2.0	1,500 (-2%)	2mo	$233,500	$156	83
555 Lenwood Dr	0.09mi	3/2.0	1,661 (+8%)	4mo	$200,000	$120	80
119 Northwood Dr	0.37mi	4/2.0 (+1)	1,575 (+2%)	1mo	$190,000	$121	73
151 Defiance Dr	0.35mi	4/2.0 (+1)	1,539 (+0%)	7mo	$230,000	$149	73
170 Timbers Dr	0.17mi	3/2.0	1,400 (-9%)	6mo	$160,000	$114	72
120 Pine Cir	0.26mi	4/2.0 (+1)	1,660 (+8%)	3mo	$216,800	$131	68
344 Huntington Dr	0.61mi	3/2.0	1,603 (+4%)	3mo	$200,000	$125	62
208 N Queens Dr	0.72mi	3/2.0	1,570 (+2%)	2mo	$199,900	$127	61
102 Eddie Dr	0.48mi	3/2.0	1,736 (+13%)	1mo	$265,000	$153	56
300 Mansfield Dr	0.67mi	3/2.0	1,689 (+10%)	3mo	$284,000	$168	50
101 S Queens Dr	0.64mi	4/2.0 (+1)	1,664 (+8%)	6mo	$170,000	$102	47

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,586
• Equity at exit: $29,672

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,426
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $277

Break-even live

Break-even rent $1,572

Max offer price $199,000

Occupancy floor 81%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	11d	1	0.02mi
111 Heather Dr Slidell, LA	3.0	2.0	2112	$1,750	$0.83	43d	1	0.10mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	43d	1	0.16mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	43d	1	0.18mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	3d	1	0.20mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	43d	1	0.21mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	0.24mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	43d	1	0.37mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	0.72mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	43d	1	0.79mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	43d	1	0.98mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.99mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	2d	1	1.06mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.06mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	1.27mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	1.27mi

Listing history 38 events

1. 2026-06-18
   days on market $199,000 Active 51 DOM
2. 2026-06-17
   days on market $199,000 Active 50 DOM
3. 2026-06-16
   pricedays on market $199,000 Active 49 DOM

   Show marketing remark (710 chars)

   Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

4. 2026-06-15
   days on market $209,000 Active 48 DOM
5. 2026-06-13
   days on market $209,000 Active 46 DOM
6. 2026-06-10
   days on market $209,000 Active 43 DOM
7. 2026-06-09
   days on market $209,000 Active 42 DOM
8. 2026-06-08
   days on market $209,000 Active 41 DOM
9. 2026-06-07
   days on market $209,000 Active 40 DOM
10. 2026-06-03
    days on market $209,000 Active 36 DOM
11. 2026-06-02
    days on market $209,000 Active 35 DOM
12. 2026-06-01
    days on market $209,000 Active 34 DOM
13. 2026-05-31
    days on market $209,000 Active 33 DOM
14. 2026-05-06
    status Active 710-char remark

    Show marketing remark (710 chars)

    Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

15. 2026-05-05
    status Active 710-char remark
16. 2026-05-01
    status Pending 710-char remark

    Show marketing remark (710 chars)

    Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

17. 2026-05-01
    historical Active Under Contract 710-char remark

    Show marketing remark (710 chars)

    Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

18. 2026-04-27
    listed $209,000 Active 710-char remark

    Show marketing remark (710 chars)

    Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

19. 2026-04-27
    listed $209,000 Active 710-char remark

    Show marketing remark (710 chars)

    Beautifully maintained 3BR/2BA home in a quiet Slidell neighborhood with a functional open layout connecting the living, dining, and kitchen areas. Kitchen features stainless steel appliances, granite countertops, and ample cabinetry. Split-bedroom floorplan offers privacy, highlighted by a spacious primary suite with walk-in closet, dual vanities, and soaking tub. Professionally tinted windows enhance energy efficiency and year-round comfort. Covered patio and fenced backyard provide great space for relaxing or entertaining. Attached garage includes a small, enclosed office area. Modern lighting, neutral finishes, and true move-in-ready condition. Conveniently located near shopping, dining, and I-12.

20. 2026-02-16
    listed $209,000 Active
21. 2025-10-16
    listed $199,000 Active
22. 2020-10-13
    soldstatus $183,000 Closed
23. 2020-09-04
    status Pending
24. 2020-08-29
    listed $180,000 Active
25. 2020-08-29
    listed $180,000
26. 2018-08-23
    soldstatus $169,000 Sold
27. 2018-08-23
    soldstatus $169,000
28. 2018-07-27
    historical Pending Continue to Show
29. 2018-07-13
    listed $169,000 Active
30. 2018-07-13
    listed $169,000
31. 2017-05-25
    soldstatus $85,000 Sold
32. 2017-05-02
    historical Pending Continue to Show
33. 2017-04-13
    listed $79,900 Active
34. 2017-04-12
    listed $79,900
35. 2006-11-16
    soldstatus $157,671
36. 2006-11-14
    soldstatus $157,671
37. 2006-09-01
    listed $157,675
38. 2006-09-01
    listed $157,675

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $1,381 · $115/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $23,063
• − Mortgage interest: −$11,147
• − Property taxes: −$1,381
• − Insurance: −$995
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$5,789
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $3,307/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

+26.2% since first listed

27 events — show timeline

• 2026-06-16 Price Changed $199,000 AcadianaMLS
• 2026-06-16 Price Changed $199,000 GSREIN
• 2026-05-06 Relisted — AcadianaMLS
• 2026-05-05 Relisted — GSREIN
• 2026-05-01 Pending — AcadianaMLS
• 2026-05-01 Contingent — GSREIN
• 2026-04-27 Listed $209,000 GSREIN
• 2026-04-27 Listed $209,000 AcadianaMLS
• 2026-02-16 Listed $209,000 AcadianaMLS
• 2025-10-16 Listed $199,000 AcadianaMLS
• 2020-10-13 Sold (MLS) $183,000 GSREIN
• 2020-09-04 Pending — GSREIN
• 2020-08-29 Listed $180,000 GSREIN
• 2020-08-29 Listed $180,000 AcadianaMLS
• 2018-08-23 Sold (Public Records) $169,000 Public Records
• 2018-08-23 Sold (MLS) $169,000 GSREIN
• 2018-07-27 Contingent — GSREIN
• 2018-07-13 Listed $169,000 AcadianaMLS
• 2018-07-13 Listed $169,000 GSREIN
• 2017-05-25 Sold (MLS) $85,000 GSREIN
• 2017-05-02 Contingent — GSREIN
• 2017-04-13 Listed $79,900 GSREIN
• 2017-04-12 Listed $79,900 AcadianaMLS
• 2006-11-16 Sold (Public Records) $157,671 Public Records
• 2006-11-14 Sold (MLS) $157,671 GSREIN
• 2006-09-01 Listed $157,675 AcadianaMLS
• 2006-09-01 Listed $157,675 GSREIN

Property tax history

-1.8%/yr

Latest (2025): $1,381 · -3.9% YoY. Source: county tax records.