320 5th St · Slidell, LA 70460

$69,000

3 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 61 Days on market

Built 1980 0.40 ac lot $49/sqft · 52% below area Est $132k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch--whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs--perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there's plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

Key facts

• Attic fan
• Existing addition
• Flexible use

Tags

• NEWER AC SYSTEM
• ATTIC FAN
• EXISTING ADDITION
• FLEXIBLE USE
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $69k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 20.01%
• Cash-on-cash: 48.98%
• DSCR: 3.18
• GRM: 3.5

CMA / ARV

• ARV (median comp): $131,809
• List price: $69,000
• Delta: -47.65%
• 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
206 Canberra Ct	0.33mi	3/2.0	1,500 (+7%)	1mo	$130,000	$87	68
758 N Magnolia St	0.46mi	3/2.0	1,500 (+7%)	0mo	$45,000	$30	63
174 Indiana Ave	0.31mi	3/2.0	1,322 (-6%)	12mo	$234,900	$178	62
450 N Magnolia St	0.36mi	4/2.0 (+1)	1,509 (+8%)	1mo	$140,000	$93	61
218 William Dr	0.58mi	3/2.0	1,387 (-1%)	9mo	$190,000	$137	60
210 Anthony Dr	0.64mi	4/2.0 (+1)	1,448 (+3%)	2mo	$204,000	$141	54
213 William Dr	0.54mi	3/2.0	1,454 (+4%)	13mo	$185,000	$127	54
208 Scott Dr	0.73mi	3/2.0	1,475 (+5%)	12mo	$196,900	$133	43
121 Matthews Dr	0.56mi	3/2.0	1,581 (+13%)	12mo	$245,000	$155	39
120 North Blvd	0.56mi	3/2.0	1,600 (+14%)	11mo	$240,000	$150	37
311 Carnation St	0.33mi	3/3.0	1,607 (+15%)	21mo	$96,500	$60	34
611 Dale Dr	0.67mi	4/2.0 (+1)	1,573 (+12%)	10mo	$170,000	$108	31

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: 49.9%
• Equity multiple: 3.28×
• Total profit: $44,006
• Equity at exit: $10,288

10-year hold

• IRR: 56.6%
• Equity multiple: 7.45×
• Total profit: $124,587
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$362
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $789

Break-even live

Break-even rent $634

Max offer price $69,000

Occupancy floor 47%

Sensitivity live

Price	-10% $828	-5% $808	+0% $789	+5% $769	+10% $750
Rent	-10% $660	-5% $724	+0% $789	+5% $853	+10% $918
Rate	-1.0pp $823	-0.5pp $806	base $789	+0.5pp $771	+1.0pp $753

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	0.39mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	0.52mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	4d	1	0.53mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.82mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	0.96mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.00mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	44d	1	1.24mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.25mi
1513 Savannah Dr Slidell, LA	2.0	1.5	1000	$1,150	$1.15	4d	1	1.31mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	4d	1	1.32mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	1.33mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	1.33mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	44d	1	1.33mi
250 Brownswitch Rd Apt 193 Slidell, LA	2.0	1.5	1025	$1,195	$1.17	11d	1	1.36mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	4d	1	1.36mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	1.36mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	1.36mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.37mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.37mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	18d	1	1.37mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	4d	1	1.38mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	24d	1	1.39mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	24d	1	1.40mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	24d	1	1.41mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	11d	1	1.42mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	44d	1	1.42mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	24d	1	1.49mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $69,000 Active 61 DOM
2. 2026-06-17
   days on market $69,000 Active 60 DOM
3. 2026-06-16
   days on market $69,000 Active 59 DOM
4. 2026-06-15
   statusdays on market $69,000 Active 58 DOM
5. 2026-06-13
   statusdays on market $69,000 Pending 57 DOM
6. 2026-06-10
   days on market $69,000 Active 55 DOM
7. 2026-06-09
   days on market $69,000 Active 54 DOM
8. 2026-06-08
   days on market $69,000 Active 53 DOM
9. 2026-06-07
   days on market $69,000 Active 52 DOM
10. 2026-06-03
    days on market $69,000 Active 48 DOM
11. 2026-06-02
    days on market $69,000 Active 47 DOM
12. 2026-06-01
    days on market $69,000 Active 46 DOM
13. 2026-05-31
    days on market $69,000 Active 45 DOM
14. 2026-05-15
    price $69,000 1265-char remark

    Show marketing remark (1282 chars)

    Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch—whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs—perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there’s plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

15. 2026-05-15
    price $69,000 1282-char remark

    Show marketing remark (1282 chars)

    Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch—whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs—perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there’s plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

16. 2026-04-30
    price $79,900 1265-char remark

    Show marketing remark (1282 chars)

    Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch—whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs—perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there’s plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

17. 2026-04-30
    price $79,900 1282-char remark

    Show marketing remark (1282 chars)

    Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch—whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs—perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there’s plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

18. 2026-04-16
    listed $90,000 Active 1265-char remark

    Show marketing remark (1282 chars)

    Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch—whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs—perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there’s plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

19. 2026-04-16
    listed $90,000 Active 1282-char remark

    Show marketing remark (1282 chars)

    Improved price seller says bring all offers! Great opportunity with tons of potential! This raised home is being sold as-is and is ideal for buyers looking to add their personal touch—whether you're an investor, or someone wanting to live in the home while making improvements over time. With a newer AC system and attic fan already in place, this property offers a solid starting point. An existing addition provides extra space that can be finished and customized to fit your needs—perfect for expanding living areas, a home office, or guest space. The roof will need replacement (currently secured with a tarp), and additional updates are needed, including sheetrock finishing, exterior siding, soffit/fascia work, deck repairs, ceiling repair from a previous leak, and some door replacements. With a little vision and effort, this home can truly shine. The 1-car garage and large covered area underneath offer flexible use for parking, storage, or creating a great outdoor entertaining space. Situated on a spacious lot, there’s plenty of room to enhance the outdoor areas or expand further. Whether you're looking for your next project or a place to make your own over time, this home presents a fantastic chance to build equity and create something special.

20. 2020-07-14
    soldstatus $45,000

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,592
• − Mortgage interest: −$3,865
• − Property taxes: −$1,327
• − Insurance: −$345
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$2,007
• Taxable income: $8,913
• Est. tax owed @ 24.0%: −$2,139
• After-tax cash flow: $7,324/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

+53.3% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $69,000 AcadianaMLS
• 2026-05-15 Price Changed $69,000 GBRMLS
• 2026-04-30 Price Changed $79,900 AcadianaMLS
• 2026-04-30 Price Changed $79,900 GBRMLS
• 2026-04-16 Listed $90,000 GBRMLS
• 2026-04-16 Listed $90,000 AcadianaMLS
• 2020-07-14 Sold (Public Records) $45,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,327 · -3.9% YoY. Source: county tax records.