155 Ned Ave · Slidell, LA 70460

$215,000

3 bd · 2.5 ba · 1,710 sqft · SingleFamily public records · 99 Days on market

Built 1996 1.56 ac lot $126/sqft · 6% below area Est $245k · 12% 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 +15.9/30.0
• ARV discount +13.0/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To Your Retreat In Colt/Slidell with Over 1.5 Acres Of Land, Great For Making Your Own Peaceful Sanctuary Away From City Life! This Home Boasts Spacious Living & Dining, 3 Bedrooms, 2.5 Bathrooms (w the Primary Bath Featuring a Luxe Tub & Oversized Area with Separate Shower), a Fireplace, Indoor Laundry, Outdoor Ponds, a Large Kennel, a Chicken Coupe, a Myriad of Crop Growth Around Your Property Line & More!

Key facts

• Outdoor ponds
• Chicken coupe
• Large kennel

Tags

• OVER 1.5 ACRES OF LAND
• OUTDOOR PONDS
• LARGE KENNEL
• CHICKEN COUPE
• MYRIAD OF CROP GROWTH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (16.1% below list).
• Recommended offer: $158k (26.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $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 99 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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 $154k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,686 (26.7% 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 99 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $244,683
• List price: $215,000
• Delta: -12.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Ned Ave	0.51mi	4/2.0 (+1)	1,875 (+10%)	2mo	$171,900	$92	52
205 Acadian Cir	0.57mi	3/2.0	1,840 (+8%)	22mo	$244,000	$133	40

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: -23.5%
• Equity multiple: 0.17×
• Total profit: $-49,879
• Equity at exit: $32,057

10-year hold

• IRR: -10.9%
• Equity multiple: 0.24×
• Total profit: $-45,596
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-324

Break-even live

Break-even rent $2,214

Max offer price $157,686

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-264	+0% $-324	+5% $-385	+10% $-446
Rent	-10% $-467	-5% $-396	+0% $-324	+5% $-253	+10% $-182
Rate	-1.0pp $-216	-0.5pp $-270	base $-324	+0.5pp $-380	+1.0pp $-437

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.71mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.93mi
2519 Crane St Slidell, LA	3.0	2.0	1160	$1,600	$1.38	24d	1	0.98mi
34081 Stanley St Slidell, LA	3.0	2.5	1832	$1,950	$1.06	2d	1	1.17mi

Listing history 50 events

1. 2026-06-18
   days on market $215,000 Active 99 DOM
2. 2026-06-17
   days on market $215,000 Active 98 DOM
3. 2026-06-16
   days on market $215,000 Active 97 DOM
4. 2026-06-15
   days on market $215,000 Active 96 DOM
5. 2026-06-13
   days on market $215,000 Active 94 DOM
6. 2026-06-10
   days on market $215,000 Active 91 DOM
7. 2026-06-09
   days on market $215,000 Active 90 DOM
8. 2026-06-08
   days on market $215,000 Active 89 DOM
9. 2026-06-07
   days on market $215,000 Active 88 DOM
10. 2026-06-03
    days on market $215,000 Active 84 DOM
11. 2026-06-02
    days on market $215,000 Active 83 DOM
12. 2026-06-01
    days on market $215,000 Active 82 DOM
13. 2026-05-31
    days on market $215,000 Active 81 DOM
14. 2026-03-20
    price $215,000 431-char remark

    Show marketing remark (437 chars)

    Welcome To Your Retreat In Colt/Slidell with Over 1.5 Acres Of Land, Great For Making Your Own Peaceful Sanctuary Away From City Life! This Home Boasts Spacious Living & Dining, 3 Bedrooms, 2.5 Bathrooms (w the Primary Bath Featuring a Luxe Tub & Oversized Area with Separate Shower), a Fireplace, Indoor Laundry, Outdoor Ponds, a Large Kennel, a Chicken Coupe, a Myriad of Crop Growth Around Your Property Line & More!

15. 2026-03-20
    price $215,000 437-char remark

    Show marketing remark (437 chars)

    Welcome To Your Retreat In Colt/Slidell with Over 1.5 Acres Of Land, Great For Making Your Own Peaceful Sanctuary Away From City Life! This Home Boasts Spacious Living & Dining, 3 Bedrooms, 2.5 Bathrooms (w the Primary Bath Featuring a Luxe Tub & Oversized Area with Separate Shower), a Fireplace, Indoor Laundry, Outdoor Ponds, a Large Kennel, a Chicken Coupe, a Myriad of Crop Growth Around Your Property Line & More!

16. 2026-03-11
    listed $225,000 Active 431-char remark

    Show marketing remark (437 chars)

    Welcome To Your Retreat In Colt/Slidell with Over 1.5 Acres Of Land, Great For Making Your Own Peaceful Sanctuary Away From City Life! This Home Boasts Spacious Living & Dining, 3 Bedrooms, 2.5 Bathrooms (w the Primary Bath Featuring a Luxe Tub & Oversized Area with Separate Shower), a Fireplace, Indoor Laundry, Outdoor Ponds, a Large Kennel, a Chicken Coupe, a Myriad of Crop Growth Around Your Property Line & More!

17. 2026-03-11
    listed $225,000 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome To Your Retreat In Colt/Slidell with Over 1.5 Acres Of Land, Great For Making Your Own Peaceful Sanctuary Away From City Life! This Home Boasts Spacious Living & Dining, 3 Bedrooms, 2.5 Bathrooms (w the Primary Bath Featuring a Luxe Tub & Oversized Area with Separate Shower), a Fireplace, Indoor Laundry, Outdoor Ponds, a Large Kennel, a Chicken Coupe, a Myriad of Crop Growth Around Your Property Line & More!

18. 2026-03-07
    historical $2,200
19. 2026-02-28
    price $225,000
20. 2026-02-28
    price $225,000
21. 2026-02-23
    price $229,000
22. 2026-02-23
    price $229,000
23. 2026-01-22
    price $228,900
24. 2026-01-22
    price $228,900
25. 2025-12-06
    price $229,000
26. 2025-12-06
    price $229,000
27. 2025-11-19
    listed $2,200
28. 2025-11-10
    listed $240,000 Active
29. 2025-07-14
    historical $2,200
30. 2025-05-08
    listed $240,000 Active
31. 2025-05-06
    price $240,000
32. 2025-05-06
    price $240,000
33. 2025-03-10
    price $245,000
34. 2025-03-08
    price $245,000
35. 2025-02-27
    price $259,500
36. 2025-02-21
    price $259,500
37. 2025-02-11
    price $259,900
38. 2025-02-11
    price $259,900
39. 2024-12-10
    price $2,200
40. 2024-11-26
    listed $2,500
41. 2024-11-12
    listed $259,999 Active
42. 2018-07-18
    soldstatus $154,500
43. 2018-07-12
    soldstatus $154,500 Sold
44. 2018-06-28
    status Under Contract
45. 2018-06-07
    historical Pending Continue to Show
46. 2018-06-07
    status Under Contract
47. 2018-05-07
    status Active
48. 2018-04-23
    historical Pending Continue to Show
49. 2018-04-18
    price $159,000
50. 2018-03-16
    price $165,000

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,646
• − Mortgage interest: −$12,043
• − Property taxes: −$1,270
• − Insurance: −$6,194
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$6,255
• Taxable loss: −$7,579
• Est. tax savings @ 24.0%: +$1,819
• After-tax cash flow: $-2,074/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

+20.1% since first listed

41 events — show timeline

• 2026-03-20 Price Changed $215,000 AcadianaMLS
• 2026-03-20 Price Changed $215,000 GSREIN
• 2026-03-11 Listed $225,000 GSREIN
• 2026-03-11 Listed $225,000 AcadianaMLS
• 2026-03-07 Rental Removed $2,200 GSREIN
• 2026-02-28 Price Changed $225,000 AcadianaMLS
• 2026-02-28 Price Changed $225,000 GSREIN
• 2026-02-23 Price Changed $229,000 AcadianaMLS
• 2026-02-23 Price Changed $229,000 GSREIN
• 2026-01-22 Price Changed $228,900 AcadianaMLS
• 2026-01-22 Price Changed $228,900 GSREIN
• 2025-12-06 Price Changed $229,000 AcadianaMLS
• 2025-12-06 Price Changed $229,000 GSREIN
• 2025-11-19 Listed for Rent $2,200 GSREIN
• 2025-11-10 Listed $240,000 AcadianaMLS
• 2025-07-14 Rental Removed $2,200 GSREIN
• 2025-05-08 Listed $240,000 AcadianaMLS
• 2025-05-06 Price Changed $240,000 AcadianaMLS
• 2025-05-06 Price Changed $240,000 GSREIN
• 2025-03-10 Price Changed $245,000 AcadianaMLS
• 2025-03-08 Price Changed $245,000 GSREIN
• 2025-02-27 Price Changed $259,500 AcadianaMLS
• 2025-02-21 Price Changed $259,500 GSREIN
• 2025-02-11 Price Changed $259,900 AcadianaMLS
• 2025-02-11 Price Changed $259,900 GSREIN
• 2024-12-10 Price Changed $2,200 GSREIN
• 2024-11-26 Listed for Rent $2,500 GSREIN
• 2024-11-12 Listed $259,999 AcadianaMLS
• 2018-07-18 Sold (Public Records) $154,500 Public Records
• 2018-07-12 Sold (MLS) $154,500 GSREIN
• 2018-06-28 Pending — GSREIN
• 2018-06-07 Contingent — GSREIN
• 2018-06-07 Pending — GSREIN
• 2018-05-07 Relisted — GSREIN
• 2018-04-23 Contingent — GSREIN
• 2018-04-18 Price Changed $159,000 GSREIN
• 2018-03-16 Price Changed $165,000 GSREIN
• 2018-02-27 Price Changed $169,000 GSREIN
• 2018-02-19 Price Changed $177,000 GSREIN
• 2017-11-15 Listed $159,000 AcadianaMLS
• 2017-11-15 Listed $179,000 GSREIN

Property tax history

+24.0%/yr

Latest (2025): $1,270 · -3.8% YoY. Source: county tax records.