178 Northwood Dr · Slidell, LA 70458

$157,000

3 bd · 2.0 ba · 974 sqft · SingleFamily public records · 134 Days on market

Built 1977 9,870 sqft lot $161/sqft · 12% below area Est $183k · 14% 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 +17.9/30.0
• ARV discount +13.9/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Well kept, one owner home for sale in Slidell. Situated on a partial cul-de-sac lot, near Whispering Forest Elementary and Clearwood Junior High. Whether you're a first time home buyer, a snowbird, a step down buyer, or an investor, you can't beat this price and value. Energy efficient double pane windows installed in 2012. French drain systems installed along sides and rear of house and tied into gutters. Home was air sealed by PosiGen. Property has solar panels which can be removed, or new owner can assume the contract. Spacious den/ dining combo.

Key facts

• Cul-de-sac lot
• French drain systems
• Solar panels

Tags

• CUL-DE-SAC LOT
• FRENCH DRAIN SYSTEMS
• SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $154k (1.9% below list).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 134 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $183,124
• List price: $157,000
• Delta: -14.27%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Lenwood Dr	0.03mi	3/2.0	1,000 (+3%)	2mo	$115,500	$116	93
147 Northwood Dr	0.20mi	3/2.0	972 (-0%)	4mo	$116,000	$119	87
164 Northwood Dr	0.08mi	3/2.0	1,000 (+3%)	6mo	$110,000	$110	86
4165 Dauphine St	0.66mi	3/1.0	1,017 (+4%)	1mo	$160,000	$157	57

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-19,345
• Equity at exit: $23,409

10-year hold

• IRR: -5.7%
• Equity multiple: 0.65×
• Total profit: $-15,219
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $132

Break-even live

Break-even rent $1,373

Max offer price $157,000

Occupancy floor 86%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Brownswitch Rd Apt 193 Slidell, LA	2.0	1.5	1025	$1,195	$1.17	10d	1	0.90mi

Listing history 17 events

1. 2026-06-18
   days on market $157,000 Active 134 DOM
2. 2026-06-17
   days on market $157,000 Active 133 DOM
3. 2026-06-16
   days on market $157,000 Active 132 DOM
4. 2026-06-15
   days on market $157,000 Active 131 DOM
5. 2026-06-13
   days on market $157,000 Active 129 DOM
6. 2026-06-10
   days on market $157,000 Active 126 DOM
7. 2026-06-09
   days on market $157,000 Active 125 DOM
8. 2026-06-08
   days on market $157,000 Active 124 DOM
9. 2026-06-07
   days on market $157,000 Active 123 DOM
10. 2026-06-03
    days on market $157,000 Active 119 DOM
11. 2026-06-02
    days on market $157,000 Active 118 DOM
12. 2026-06-01
    days on market $157,000 Active 117 DOM
13. 2026-05-31
    days on market $157,000 Active 116 DOM
14. 2026-05-18
    status Pending 555-char remark

    Show marketing remark (556 chars)

    Well kept, one owner home for sale in Slidell. Situated on a partial cul-de-sac lot, near Whispering Forest Elementary and Clearwood Junior High. Whether you're a first time home buyer, a snowbird, a step down buyer, or an investor, you can't beat this price and value. Energy efficient double pane windows installed in 2012. French drain systems installed along sides and rear of house and tied into gutters. Home was air sealed by PosiGen. Property has solar panels which can be removed, or new owner can assume the contract. Spacious den/ dining combo.

15. 2026-05-18
    historical Active Under Contract 556-char remark

    Show marketing remark (556 chars)

    Well kept, one owner home for sale in Slidell. Situated on a partial cul-de-sac lot, near Whispering Forest Elementary and Clearwood Junior High. Whether you're a first time home buyer, a snowbird, a step down buyer, or an investor, you can't beat this price and value. Energy efficient double pane windows installed in 2012. French drain systems installed along sides and rear of house and tied into gutters. Home was air sealed by PosiGen. Property has solar panels which can be removed, or new owner can assume the contract. Spacious den/ dining combo.

16. 2026-02-03
    listed $157,000 Active 555-char remark

    Show marketing remark (556 chars)

    Well kept, one owner home for sale in Slidell. Situated on a partial cul-de-sac lot, near Whispering Forest Elementary and Clearwood Junior High. Whether you're a first time home buyer, a snowbird, a step down buyer, or an investor, you can't beat this price and value. Energy efficient double pane windows installed in 2012. French drain systems installed along sides and rear of house and tied into gutters. Home was air sealed by PosiGen. Property has solar panels which can be removed, or new owner can assume the contract. Spacious den/ dining combo.

17. 2026-02-03
    listed $157,000 Active 556-char remark

    Show marketing remark (556 chars)

    Well kept, one owner home for sale in Slidell. Situated on a partial cul-de-sac lot, near Whispering Forest Elementary and Clearwood Junior High. Whether you're a first time home buyer, a snowbird, a step down buyer, or an investor, you can't beat this price and value. Energy efficient double pane windows installed in 2012. French drain systems installed along sides and rear of house and tied into gutters. Home was air sealed by PosiGen. Property has solar panels which can be removed, or new owner can assume the contract. Spacious den/ dining combo.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $18,486
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,567
• Taxable loss: −$973
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,818/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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Contingent — GSREIN
• 2026-02-03 Listed $157,000 GSREIN
• 2026-02-03 Listed $157,000 AcadianaMLS

Property tax history

-19.6%/yr

Latest (2025): $93 · -2.4% YoY. Source: county tax records.