105 Heather Dr · Slidell, LA 70458

$145,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 5 Days on market

Built 1981 Est $181k · 20% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Freshly Painted Exterior. New AC Motor 2024. New Tile Floors. Needs some TLC on inside. 3 bedroom 2 baths. Make your own updates. Worth taking a look. SOLD AS IS. SELLER WILL MAKE NO REPAIRS.

Key facts

• New tile floors
• New ac motor
• Garage

Tags

• FRESHLY PAINTED EXTERIOR
• NEW AC MOTOR
• NEW TILE FLOORS

Property features AI

Exterior

• Parking: Attached garage with two spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and frame construction with shingle and shake siding; Asphalt roof; Slab foundation; Average condition
• Exterior features: Courtyard; Concrete patio/porch

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic with pull-down attic stairs; Cable TV available; Wood-burning fireplace
• 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 $145k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.7% 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.
• Zoned schools: Whispering Forest Elementary School (math 67% / reading 57%, grade B, #50 of 646 statewide, top 9%, 560 students, 50% FRL); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 ($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 $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 + 1.5% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 30y 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 $76k; list at $145k implies a 90% gain — meaningful room to come down on a strong offer.

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 $145,000

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. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $181,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Heather Dr	0.00mi	3/2.0	1,450 (0%)	0mo	$125,000	$86	100
106 Leonell Cir	0.18mi	3/2.0	1,500 (+3%)	2mo	$233,500	$156	84
170 Timbers Dr	0.24mi	3/2.0	1,400 (-3%)	6mo	$160,000	$114	78
555 Lenwood Dr	0.12mi	3/2.0	1,661 (+15%)	4mo	$200,000	$120	67
151 Defiance Dr	0.27mi	4/2.0 (+1)	1,539 (+6%)	7mo	$230,000	$149	66
119 Northwood Dr	0.43mi	4/2.0 (+1)	1,575 (+9%)	1mo	$190,000	$121	60
120 Pine Cir	0.30mi	4/2.0 (+1)	1,660 (+14%)	3mo	$216,800	$131	54
208 N Queens Dr	0.74mi	3/2.0	1,570 (+8%)	2mo	$199,900	$127	50
344 Huntington Dr	0.68mi	3/2.0	1,603 (+11%)	3mo	$200,000	$125	48
112 Castle Dr	0.70mi	3/2.0	1,323 (-9%)	10mo	$195,000	$147	44
105 Chess Dr	0.73mi	4/2.0 (+1)	1,550 (+7%)	10mo	$188,000	$121	41
101 S Queens Dr	0.69mi	4/2.0 (+1)	1,664 (+15%)	6mo	$170,000	$102	33

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $7,387
• Equity at exit: $21,620

10-year hold

• IRR: 12.8%
• Equity multiple: 1.95×
• Total profit: $38,461
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$760
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $530

Break-even live

Break-even rent $1,233

Max offer price $145,000

Occupancy floor 67%

Sensitivity live

Price	-10% $612	-5% $571	+0% $530	+5% $489	+10% $448
Rent	-10% $380	-5% $455	+0% $530	+5% $605	+10% $681
Rate	-1.0pp $603	-0.5pp $567	base $530	+0.5pp $492	+1.0pp $454

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	44d	1	0.11mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	4d	1	0.11mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	44d	1	0.20mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	44d	1	0.23mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	44d	1	0.29mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	0.32mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	44d	1	0.76mi
250 Brownswitch Rd Apt 193 Slidell, LA	2.0	1.5	1025	$1,195	$1.17	11d	1	0.78mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	4d	1	0.80mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	44d	1	0.96mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	1.14mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	1.14mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	1.34mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	1.34mi

Listing history 17 events

1. 2026-06-02
   statusdays on market $145,000 Pending 5 DOM
2. 2026-06-01
   days on market $145,000 Active 4 DOM
3. 2026-05-31
   days on market $145,000 Active 3 DOM
4. 2026-05-28
   listed $145,000 Active 191-char remark

   Show marketing remark (191 chars)

   Freshly Painted Exterior. New AC Motor 2024. New Tile Floors. Needs some TLC on inside. 3 bedroom 2 baths. Make your own updates. Worth taking a look. SOLD AS IS. SELLER WILL MAKE NO REPAIRS.

5. 2026-05-28
   listed $145,000 Active

   Show marketing remark (191 chars)

   Freshly Painted Exterior. New AC Motor 2024. New Tile Floors. Needs some TLC on inside. 3 bedroom 2 baths. Make your own updates. Worth taking a look. SOLD AS IS. SELLER WILL MAKE NO REPAIRS.

6. 2014-07-05
   listed $127,000
7. 2014-07-05
   listed $127,000
8. 2002-08-08
   soldstatus $76,500
9. 2002-08-06
   soldstatus $76,500
10. 2002-06-27
    listed $70,000
11. 2002-06-27
    listed $70,000
12. 1999-04-16
    soldstatus $77,600
13. 1998-10-30
    listed $78,000
14. 1998-10-30
    listed $78,000
15. 1997-06-30
    soldstatus $70,400
16. 1996-12-10
    listed $69,900
17. 1996-12-10
    listed $69,900

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $1,844 · $154/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 3/10 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: $22,853
• − Mortgage interest: −$8,122
• − Property taxes: −$1,844
• − Insurance: −$725
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$4,218
• Taxable income: $4,288
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $5,332/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

+107.4% since first listed

14 events — show timeline

• 2026-05-28 Listed $145,000 GSREIN
• 2026-05-28 Listed $145,000 AcadianaMLS
• 2014-07-05 Listed $127,000 GSREIN
• 2014-07-05 Listed $127,000 AcadianaMLS
• 2002-08-08 Sold (Public Records) $76,500 Public Records
• 2002-08-06 Sold (MLS) $76,500 GSREIN
• 2002-06-27 Listed $70,000 AcadianaMLS
• 2002-06-27 Listed $70,000 GSREIN
• 1999-04-16 Sold (MLS) $77,600 GSREIN
• 1998-10-30 Listed $78,000 AcadianaMLS
• 1998-10-30 Listed $78,000 GSREIN
• 1997-06-30 Sold (MLS) $70,400 GSREIN
• 1996-12-10 Listed $69,900 GSREIN
• 1996-12-10 Listed $69,900 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,844 · -3.9% YoY. Source: county tax records.