3638 Peachtree St · Slidell, LA 70458

$222,900

4 bd · 2.0 ba · 1,879 sqft · SingleFamily public records · 66 Days on market

Built 1972 $119/sqft · 10% below area Est $251k · 11% 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 +16.8/30.0
• ARV discount +12.5/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• 1% rule +3.7/10.0
• 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

New Fortified Roof! Spacious 4 bed, 2 bath brick beauty featuring a functional, open floor plan with generous living areas and plenty of room to spread out. The kitchen offers updated appliances and stone countertops, perfect for everyday living and entertaining. Conveniently located just minutes from Fremaux Town Center and the interstate for an easy commute. Tucked away on a quiet dead-end street. Step outside to a large, fully fenced backyard ideal for gatherings or relaxing evenings.

Key facts

• Updated appliances
• Open floor plan
• Stone countertops

Tags

• FORTIFIED ROOF
• OPEN FLOOR PLAN
• UPDATED APPLIANCES
• STONE COUNTERTOPS
• FULLY FENCED BACKYARD
• QUIET DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $195k (12.7% below list).
• Recommended offer: $195k (12.7% below list) — sets the bar for 1% rule.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 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 $2k of loan paydown is wiped out by about $7k 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 66 days — a 6% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $135k; list at $223k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $194,595 (12.7% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.87% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $250,794
• List price: $222,900
• Delta: -11.12%
• 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
119 Kasey St	0.16mi	3/2.0 (-1)	1,852 (-1%)	9mo	$253,000	$137	78
3625 Peachtree St	0.06mi	4/2.5	2,050 (+9%)	4mo	$215,000	$105	77
202 Megan Ln	0.30mi	3/2.0 (-1)	1,770 (-6%)	3mo	$289,900	$164	69
204 Annette Dr	0.25mi	4/2.0	2,110 (+12%)	2mo	$299,500	$142	67
3837 Coventry St	0.23mi	3/2.0 (-1)	1,750 (-7%)	9mo	$190,000	$109	65
416 Spartan Loop	0.50mi	3/2.0 (-1)	1,890 (+1%)	7mo	$235,000	$124	65
365 Dorset Dr	0.52mi	3/2.0 (-1)	1,774 (-6%)	6mo	$207,500	$117	56
3902 Croydon St	0.35mi	3/2.0 (-1)	2,156 (+15%)	1mo	$230,000	$107	53
314 Spartan Loop	0.71mi	3/2.0 (-1)	1,902 (+1%)	10mo	$247,536	$130	52
3852 Oxford St	0.43mi	3/2.0 (-1)	1,658 (-12%)	6mo	$167,000	$101	50
3444 Miller Ave	0.55mi	3/2.0 (-1)	2,053 (+9%)	6mo	$185,000	$90	49
760 Abney Dr	0.51mi	3/2.0 (-1)	1,691 (-10%)	7mo	$220,000	$130	49

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-29,960
• Equity at exit: $33,235

10-year hold

• IRR: -7.1%
• Equity multiple: 0.58×
• Total profit: $-26,270
• Equity at exit: $19,272

Cash invested: $62,412 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $144

Break-even live

Break-even rent $1,764

Max offer price $222,900

Occupancy floor 88%

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.30mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.44mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	23d	1	0.57mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.70mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.97mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	1.04mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	1d	46	1.14mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	1d	31	1.29mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	1d	1	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $222,900 Active 66 DOM
2. 2026-06-17
   days on market $222,900 Active 65 DOM
3. 2026-06-16
   days on market $222,900 Active 64 DOM
4. 2026-06-15
   days on market $222,900 Active 63 DOM
5. 2026-06-13
   days on market $222,900 Active 61 DOM
6. 2026-06-10
   days on market $222,900 Active 58 DOM
7. 2026-06-09
   days on market $222,900 Active 57 DOM
8. 2026-06-08
   days on market $222,900 Active 56 DOM
9. 2026-06-07
   days on market $222,900 Active 55 DOM
10. 2026-06-03
    days on market $222,900 Active 51 DOM
11. 2026-06-02
    days on market $222,900 Active 50 DOM
12. 2026-06-01
    days on market $222,900 Active 49 DOM
13. 2026-05-31
    days on market $222,900 Active 48 DOM
14. 2026-04-30
    price $222,900 492-char remark

    Show marketing remark (492 chars)

    New Fortified Roof! Spacious 4 bed, 2 bath brick beauty featuring a functional, open floor plan with generous living areas and plenty of room to spread out. The kitchen offers updated appliances and stone countertops, perfect for everyday living and entertaining. Conveniently located just minutes from Fremaux Town Center and the interstate for an easy commute. Tucked away on a quiet dead-end street. Step outside to a large, fully fenced backyard ideal for gatherings or relaxing evenings.

15. 2026-04-30
    price $222,900 492-char remark

    Show marketing remark (492 chars)

    New Fortified Roof! Spacious 4 bed, 2 bath brick beauty featuring a functional, open floor plan with generous living areas and plenty of room to spread out. The kitchen offers updated appliances and stone countertops, perfect for everyday living and entertaining. Conveniently located just minutes from Fremaux Town Center and the interstate for an easy commute. Tucked away on a quiet dead-end street. Step outside to a large, fully fenced backyard ideal for gatherings or relaxing evenings.

16. 2026-04-13
    listed $228,900 Active 492-char remark

    Show marketing remark (492 chars)

    New Fortified Roof! Spacious 4 bed, 2 bath brick beauty featuring a functional, open floor plan with generous living areas and plenty of room to spread out. The kitchen offers updated appliances and stone countertops, perfect for everyday living and entertaining. Conveniently located just minutes from Fremaux Town Center and the interstate for an easy commute. Tucked away on a quiet dead-end street. Step outside to a large, fully fenced backyard ideal for gatherings or relaxing evenings.

17. 2026-04-13
    listed $228,900 Active 492-char remark

    Show marketing remark (492 chars)

    New Fortified Roof! Spacious 4 bed, 2 bath brick beauty featuring a functional, open floor plan with generous living areas and plenty of room to spread out. The kitchen offers updated appliances and stone countertops, perfect for everyday living and entertaining. Conveniently located just minutes from Fremaux Town Center and the interstate for an easy commute. Tucked away on a quiet dead-end street. Step outside to a large, fully fenced backyard ideal for gatherings or relaxing evenings.

18. 2016-07-01
    soldstatus $135,000
19. 2016-06-30
    soldstatus $135,000 Sold
20. 2016-05-16
    status Under Contract
21. 2016-05-05
    price $135,150
22. 2016-04-19
    listed $142,500 Active
23. 2016-04-18
    listed $135,150
24. 2007-06-15
    soldstatus $170,000
25. 2007-06-12
    soldstatus $170,000
26. 2006-12-01
    listed $169,900
27. 2006-12-01
    listed $169,900
28. 2006-02-27
    soldstatus $61,000

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,578 · $132/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: $23,351
• − Mortgage interest: −$12,486
• − Property taxes: −$1,578
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,484
• Taxable loss: −$2,048
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $2,219/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): 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

+265.4% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $222,900 AcadianaMLS
• 2026-04-30 Price Changed $222,900 GSREIN
• 2026-04-13 Listed $228,900 GSREIN
• 2026-04-13 Listed $228,900 AcadianaMLS
• 2016-07-01 Sold (Public Records) $135,000 Public Records
• 2016-06-30 Sold (MLS) $135,000 GSREIN
• 2016-05-16 Pending — GSREIN
• 2016-05-05 Price Changed $135,150 GSREIN
• 2016-04-19 Listed $142,500 GSREIN
• 2016-04-18 Listed $135,150 AcadianaMLS
• 2007-06-15 Sold (Public Records) $170,000 Public Records
• 2007-06-12 Sold (MLS) $170,000 GSREIN
• 2006-12-01 Listed $169,900 GSREIN
• 2006-12-01 Listed $169,900 AcadianaMLS
• 2006-02-27 Sold (Public Records) $61,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,578 · -7.5% YoY. Source: county tax records.