308 Bogie Dr · Slidell, LA 70460

$134,700

2 bd · 1.5 ba · 1,200 sqft · Condo public records · 97 Days on market

Built 1983 $112/sqft · at area comps Est $134k · at est. $378/mo HOA · 25% of rent

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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 +10.4/30.0
• ARV discount +7.3/15.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Community pool area, Royal Golf Club right next door to this well established golf course community with a strong homeowners' association. Newly renovated and professionally cleaned. New vanities, toilets, lighting, all new flooring, entire unit painted and new appliances. End unit with privacy fence. Both bedrooms upstairs. Primary bedroom has its own vanity for privacy and two closets. Bedrooms have all new carpet as well as stairwell. Lovely fireplace with large living, open to dining and kitchen. Water, sewerage, trash and lawn care paid by HOA. Minutes from I-12, shopping, churches and numerous restaurants. Easy commute to Mississippi Gulf Coast, Baton Rouge and NOLA. Deposit to be held by third party. All information is deemed reliable, but not guaranteed. Possible owner financing.

Key facts

• New lighting
• New toilets
• New flooring

Tags

• COMMUNITY POOL AREA
• ROYAL GOLF CLUB
• NEW VANITIES
• NEW TOILETS
• NEW LIGHTING
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (9.4% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $122k (9.4% below list) — sets the bar for cash-flow.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $931 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 97 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.
• Current owner paid $50k; list at $135k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $121,983 (9.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 7.6

CMA / ARV

• ARV (median comp): $134,029
• List price: $134,700
• Delta: 0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.42×
• Total profit: $-21,722
• Equity at exit: $20,084

10-year hold

• IRR: -1.5%
• Equity multiple: 0.88×
• Total profit: $-4,451
• Equity at exit: $11,646

Cash invested: $37,716 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$706
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$56
• HOA: −$378
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-72

Break-even live

Break-even rent $1,576

Max offer price $121,983

Occupancy floor 100%

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: $33,675
• Closing costs: $4,041
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,400	$1.17	43d	1	0.04mi
112 Birdie Dr Slidell, LA	2.0	1.5	1200	$1,350	$1.12	23d	1	0.07mi
16 Birdie Dr Slidell, LA	2.0	1.5	1205	$1,500	$1.24	43d	1	0.13mi
62075 Airport Rd Unit 075 Slidell, LA	2.0	2.0	1254	$1,550	$1.24	43d	1	0.17mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,618	$1.40	2d	21	0.33mi
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	3d	1	1.47mi

HOA detail condo

• Monthly dues: $378 · $4,536/yr
• Likely covers: watersewertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $134,700 Active 97 DOM
2. 2026-06-17
   days on market $134,700 Active 96 DOM
3. 2026-06-16
   days on market $134,700 Active 95 DOM
4. 2026-06-15
   days on market $134,700 Active 94 DOM
5. 2026-06-13
   days on market $134,700 Active 92 DOM
6. 2026-06-10
   days on market $134,700 Active 89 DOM
7. 2026-06-09
   days on market $134,700 Active 88 DOM
8. 2026-06-08
   days on market $134,700 Active 87 DOM
9. 2026-06-07
   days on market $134,700 Active 86 DOM
10. 2026-06-03
    days on market $134,700 Active 82 DOM
11. 2026-06-02
    days on market $134,700 Active 81 DOM
12. 2026-06-01
    days on market $134,700 Active 80 DOM
13. 2026-05-31
    days on market $134,700 Active 79 DOM
14. 2026-04-27
    price $134,700 798-char remark

    Show marketing remark (798 chars)

    Community pool area, Royal Golf Club right next door to this well established golf course community with a strong homeowners' association. Newly renovated and professionally cleaned. New vanities, toilets, lighting, all new flooring, entire unit painted and new appliances. End unit with privacy fence. Both bedrooms upstairs. Primary bedroom has its own vanity for privacy and two closets. Bedrooms have all new carpet as well as stairwell. Lovely fireplace with large living, open to dining and kitchen. Water, sewerage, trash and lawn care paid by HOA. Minutes from I-12, shopping, churches and numerous restaurants. Easy commute to Mississippi Gulf Coast, Baton Rouge and NOLA. Deposit to be held by third party. All information is deemed reliable, but not guaranteed. Possible owner financing.

15. 2026-04-27
    price $134,700 798-char remark

    Show marketing remark (798 chars)

    Community pool area, Royal Golf Club right next door to this well established golf course community with a strong homeowners' association. Newly renovated and professionally cleaned. New vanities, toilets, lighting, all new flooring, entire unit painted and new appliances. End unit with privacy fence. Both bedrooms upstairs. Primary bedroom has its own vanity for privacy and two closets. Bedrooms have all new carpet as well as stairwell. Lovely fireplace with large living, open to dining and kitchen. Water, sewerage, trash and lawn care paid by HOA. Minutes from I-12, shopping, churches and numerous restaurants. Easy commute to Mississippi Gulf Coast, Baton Rouge and NOLA. Deposit to be held by third party. All information is deemed reliable, but not guaranteed. Possible owner financing.

16. 2026-03-10
    listed $134,900 Active 798-char remark

    Show marketing remark (798 chars)

    Community pool area, Royal Golf Club right next door to this well established golf course community with a strong homeowners' association. Newly renovated and professionally cleaned. New vanities, toilets, lighting, all new flooring, entire unit painted and new appliances. End unit with privacy fence. Both bedrooms upstairs. Primary bedroom has its own vanity for privacy and two closets. Bedrooms have all new carpet as well as stairwell. Lovely fireplace with large living, open to dining and kitchen. Water, sewerage, trash and lawn care paid by HOA. Minutes from I-12, shopping, churches and numerous restaurants. Easy commute to Mississippi Gulf Coast, Baton Rouge and NOLA. Deposit to be held by third party. All information is deemed reliable, but not guaranteed. Possible owner financing.

17. 2026-03-10
    listed $134,900 Active 798-char remark

    Show marketing remark (798 chars)

    Community pool area, Royal Golf Club right next door to this well established golf course community with a strong homeowners' association. Newly renovated and professionally cleaned. New vanities, toilets, lighting, all new flooring, entire unit painted and new appliances. End unit with privacy fence. Both bedrooms upstairs. Primary bedroom has its own vanity for privacy and two closets. Bedrooms have all new carpet as well as stairwell. Lovely fireplace with large living, open to dining and kitchen. Water, sewerage, trash and lawn care paid by HOA. Minutes from I-12, shopping, churches and numerous restaurants. Easy commute to Mississippi Gulf Coast, Baton Rouge and NOLA. Deposit to be held by third party. All information is deemed reliable, but not guaranteed. Possible owner financing.

18. 2016-12-22
    soldstatus $50,000
19. 2005-06-03
    soldstatus $82,500
20. 2005-05-31
    soldstatus $82,500
21. 2005-02-25
    listed $89,500
22. 2005-02-25
    listed $89,500

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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: $17,821
• − Mortgage interest: −$7,545
• − Property taxes: −$1,256
• − Insurance: −$674
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − HOA: −$4,536
• − Depreciation: −$3,919
• Taxable loss: −$2,960
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $-153/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

+50.5% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $134,700 AcadianaMLS
• 2026-04-27 Price Changed $134,700 GSREIN
• 2026-03-10 Listed $134,900 GSREIN
• 2026-03-10 Listed $134,900 AcadianaMLS
• 2016-12-22 Sold (Public Records) $50,000 Public Records
• 2005-06-03 Sold (Public Records) $82,500 Public Records
• 2005-05-31 Sold (MLS) $82,500 GSREIN
• 2005-02-25 Listed $89,500 AcadianaMLS
• 2005-02-25 Listed $89,500 GSREIN

Property tax history

-1.1%/yr

Latest (2025): $1,256 · -3.8% YoY. Source: county tax records.