797 Pinetree St · Slidell, LA 70458

$120,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 75 Days on market

Built 1967 9,147 sqft lot $95/sqft · 23% below area Est $147k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

3-bedroom, 1-bath home located in a quiet neighborhood. This property offers a functional layout with good flow between the living, dining, and kitchen areas. The space is practical and easy to maintain. The home features a large backyard with plenty of room for outdoor activities, pets, or future improvements. A back patio provides a dedicated area for outdoor seating or entertaining. The front porch adds additional outdoor space and curb appeal.

Key facts

• Large backyard
• Front porch
• Back patio

Tags

• LARGE BACKYARD
• BACK PATIO
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.33% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $147,394
• List price: $120,000
• Delta: -18.59%
• 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
1216 Tupelo St	0.24mi	3/1.0	1,264 (-0%)	6mo	$130,000	$103	84
2872 Slidell Ave	0.14mi	3/1.0	1,338 (+6%)	1mo	$139,000	$104	83
3046 Slidell Ave	0.19mi	4/1.0 (+1)	1,253 (-1%)	4mo	$85,000	$68	80
3004 Terrace Ave	0.45mi	4/2.0 (+1)	1,306 (+3%)	2mo	$167,500	$128	63
2731 Harris Ave	0.41mi	2/1.0 (-1)	1,172 (-8%)	1mo	$100,000	$85	62
931 Hailey Ave	0.19mi	3/2.0	1,445 (+14%)	2mo	$141,000	$98	62
3222 Duncan St	0.21mi	3/2.0	1,100 (-13%)	4mo	$66,200	$60	61
2725 College St	0.67mi	2/1.5 (-1)	1,278 (+1%)	1mo	$179,000	$140	60
328 Hickory Dr	0.62mi	3/1.0	1,350 (+6%)	4mo	$137,000	$101	56
2651 2nd St	0.55mi	3/2.0	1,184 (-7%)	4mo	$175,000	$148	56
2708 Lincoln Ave	0.44mi	3/2.0	1,394 (+10%)	5mo	$69,900	$50	54
241 Jacob Dr	0.66mi	2/2.0 (-1)	1,208 (-5%)	2mo	$89,000	$74	50

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $7,325
• Equity at exit: $17,892

10-year hold

• IRR: 13.7%
• Equity multiple: 2.02×
• Total profit: $34,341
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$629
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $458

Break-even live

Break-even rent $1,022

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	0.13mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.19mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	0.21mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	0.27mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.53mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.65mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	1d	31	0.85mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.85mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.88mi
2004 5th St Unit A Slidell, LA	2.0	1.0	900	$1,250	$1.39	23d	1	0.95mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	14d	1	0.97mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	43d	1	0.97mi
516 Erlanger Ave Slidell, LA	2.0	2.0	1250	$1,750	$1.40	43d	1	1.01mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	1d	46	1.01mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	16d	1	1.03mi
48 Chamale Cv E Slidell, LA	2.0	2.0	1432	$1,650	$1.15	43d	1	1.11mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.12mi
96 Chamale Cv Slidell, LA	2.0	2.5	1432	$1,500	$1.05	23d	1	1.14mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	43d	1	1.14mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	1.22mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	11d	1	1.25mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	23d	1	1.29mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.36mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.42mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.43mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	3d	8	1.44mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	14d	1	1.45mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	16d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $120,000 Active 75 DOM
2. 2026-06-17
   days on market $120,000 Active 74 DOM
3. 2026-06-16
   days on market $120,000 Active 73 DOM
4. 2026-06-15
   days on market $120,000 Active 72 DOM
5. 2026-06-13
   days on market $120,000 Active 70 DOM
6. 2026-06-10
   days on market $120,000 Active 67 DOM
7. 2026-06-09
   days on market $120,000 Active 66 DOM
8. 2026-06-08
   pricedays on market $120,000 Active 65 DOM
9. 2026-06-07
   days on market $125,000 Active 64 DOM
10. 2026-06-03
    days on market $125,000 Active 60 DOM
11. 2026-06-02
    days on market $125,000 Active 59 DOM
12. 2026-06-01
    days on market $125,000 Active 58 DOM
13. 2026-05-31
    days on market $125,000 Active 57 DOM
14. 2026-05-01
    price $125,000 451-char remark

    Show marketing remark (451 chars)

    3-bedroom, 1-bath home located in a quiet neighborhood. This property offers a functional layout with good flow between the living, dining, and kitchen areas. The space is practical and easy to maintain. The home features a large backyard with plenty of room for outdoor activities, pets, or future improvements. A back patio provides a dedicated area for outdoor seating or entertaining. The front porch adds additional outdoor space and curb appeal.

15. 2026-05-01
    price $125,000 451-char remark

    Show marketing remark (451 chars)

    3-bedroom, 1-bath home located in a quiet neighborhood. This property offers a functional layout with good flow between the living, dining, and kitchen areas. The space is practical and easy to maintain. The home features a large backyard with plenty of room for outdoor activities, pets, or future improvements. A back patio provides a dedicated area for outdoor seating or entertaining. The front porch adds additional outdoor space and curb appeal.

16. 2026-04-04
    listed $135,000 Active 451-char remark

    Show marketing remark (451 chars)

    3-bedroom, 1-bath home located in a quiet neighborhood. This property offers a functional layout with good flow between the living, dining, and kitchen areas. The space is practical and easy to maintain. The home features a large backyard with plenty of room for outdoor activities, pets, or future improvements. A back patio provides a dedicated area for outdoor seating or entertaining. The front porch adds additional outdoor space and curb appeal.

17. 2026-04-04
    listed $135,000 Active 451-char remark

    Show marketing remark (451 chars)

    3-bedroom, 1-bath home located in a quiet neighborhood. This property offers a functional layout with good flow between the living, dining, and kitchen areas. The space is practical and easy to maintain. The home features a large backyard with plenty of room for outdoor activities, pets, or future improvements. A back patio provides a dedicated area for outdoor seating or entertaining. The front porch adds additional outdoor space and curb appeal.

18. 2023-05-26
    historical
19. 2017-03-20
    soldstatus $86,000
20. 2012-11-29
    soldstatus $69,700
21. 2012-11-20
    soldstatus $69,700
22. 2012-07-10
    listed $72,000
23. 2012-07-10
    listed $72,000
24. 2012-04-16
    soldstatus $36,277
25. 2012-03-06
    listed $40,000
26. 2012-03-06
    listed $40,000
27. 2005-01-07
    soldstatus $82,000
28. 2005-01-03
    soldstatus $82,000
29. 2004-09-28
    listed $79,900
30. 2004-09-28
    listed $79,900
31. 2001-07-30
    soldstatus $47,000
32. 2001-01-17
    listed $44,900
33. 2001-01-17
    listed $44,900

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $1,535 · $128/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: $19,223
• − Mortgage interest: −$6,722
• − Property taxes: −$1,535
• − Insurance: −$600
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$3,491
• Taxable income: $3,799
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $4,588/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

+178.4% since first listed

20 events — show timeline

• 2026-05-01 Price Changed $125,000 AcadianaMLS
• 2026-05-01 Price Changed $125,000 GSREIN
• 2026-04-04 Listed $135,000 GSREIN
• 2026-04-04 Listed $135,000 AcadianaMLS
• 2023-05-26 Rental Removed — GSREIN
• 2017-03-20 Sold (Public Records) $86,000 Public Records
• 2012-11-29 Sold (Public Records) $69,700 Public Records
• 2012-11-20 Sold (MLS) $69,700 GSREIN
• 2012-07-10 Listed $72,000 AcadianaMLS
• 2012-07-10 Listed $72,000 GSREIN
• 2012-04-16 Sold (MLS) $36,277 GSREIN
• 2012-03-06 Listed $40,000 AcadianaMLS
• 2012-03-06 Listed $40,000 GSREIN
• 2005-01-07 Sold (Public Records) $82,000 Public Records
• 2005-01-03 Sold (MLS) $82,000 GSREIN
• 2004-09-28 Listed $79,900 GSREIN
• 2004-09-28 Listed $79,900 AcadianaMLS
• 2001-07-30 Sold (MLS) $47,000 GSREIN
• 2001-01-17 Listed $44,900 AcadianaMLS
• 2001-01-17 Listed $44,900 GSREIN

Property tax history

+1.6%/yr

Latest (2025): $1,535 · -6.2% YoY. Source: county tax records.