221 W Queens Dr · Slidell, LA 70458

$199,900

4 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 40 Days on market

Built 1980 6,734 sqft lot Est $184k · 8% over

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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 +23.8/30.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• ARV discount +3.7/15.0
• 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

Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

Key facts

• Brick home
• Custom bath updates
• Open-concept living

Tags

• BRICK HOME
• UPDATED PLUMBING
• OPEN-CONCEPT LIVING
• WOOD-BURNING FIREPLACE
• CUSTOM BATH UPDATES
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage with two spaces and garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Shingle roof; Excellent condition; Slab foundation
• Construction: Built with brick exterior; Shingle roof; Slab foundation
• Exterior features: Fenced yard; Concrete covered patio; Storage shed(s)

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic access with pull-down stairs; Ceiling fans; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/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 $196k (1.9% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 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 $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 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $184,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 W Queens Dr	0.29mi	4/2.0	1,476 (0%)	6mo	$99,000	$67	81
208 N Queens Dr	0.06mi	3/2.0 (-1)	1,570 (+6%)	2mo	$199,900	$127	80
113 Rooks Dr	0.20mi	3/2.0 (-1)	1,564 (+6%)	0mo	$161,700	$103	75
105 Chess Dr	0.32mi	4/2.0	1,550 (+5%)	10mo	$188,000	$121	69
112 Castle Dr	0.10mi	3/2.0 (-1)	1,323 (-10%)	10mo	$195,000	$147	64
101 S Queens Dr	0.41mi	4/2.0	1,664 (+13%)	6mo	$170,000	$102	55
653 Fairfield Loop	0.70mi	3/2.0 (-1)	1,451 (-2%)	8mo	$255,000	$176	53
120 Pine Cir	0.54mi	4/2.0	1,660 (+12%)	3mo	$216,800	$131	52
170 Timbers Dr	0.67mi	3/2.0 (-1)	1,400 (-5%)	6mo	$160,000	$114	50
344 Huntington Dr	0.71mi	3/2.0 (-1)	1,603 (+9%)	3mo	$200,000	$125	45
555 Lenwood Dr	0.70mi	3/2.0 (-1)	1,661 (+12%)	4mo	$200,000	$120	38
222 Ashton Parc	0.74mi	3/2.0 (-1)	1,689 (+14%)	8mo	$316,000	$187	29

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-11,098
• Equity at exit: $29,806

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $9,469
• Equity at exit: $17,284

Cash invested: $55,972 (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: $1,960 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $383

Break-even live

Break-even rent $1,476

Max offer price $199,900

Occupancy floor 75%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	0.35mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	43d	1	0.63mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	43d	1	0.64mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	0.72mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	43d	1	0.84mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	43d	1	0.85mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	43d	1	0.91mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	3d	1	0.92mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.23mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	2d	1	1.23mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	1.42mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	1.42mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $199,900 Active 40 DOM
2. 2026-06-17
   days on market $199,900 Active 39 DOM
3. 2026-06-16
   days on market $199,900 Active 38 DOM
4. 2026-06-15
   days on market $199,900 Active 37 DOM
5. 2026-06-13
   days on market $199,900 Active 35 DOM
6. 2026-06-10
   days on market $199,900 Active 32 DOM
7. 2026-06-09
   days on market $199,900 Active 31 DOM
8. 2026-06-08
   days on market $199,900 Active 30 DOM
9. 2026-06-07
   days on market $199,900 Active 29 DOM
10. 2026-06-03
    days on market $199,900 Active 25 DOM
11. 2026-06-02
    days on market $199,900 Active 24 DOM
12. 2026-06-01
    days on market $199,900 Active 23 DOM
13. 2026-05-31
    days on market $199,900 Active 22 DOM
14. 2026-05-23
    status Active 571-char remark

    Show marketing remark (571 chars)

    Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

15. 2026-05-23
    status Active

    Show marketing remark (571 chars)

    Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

16. 2026-05-15
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

17. 2026-05-15
    historical Active Under Contract

    Show marketing remark (571 chars)

    Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

18. 2026-05-09
    listed $199,900 Active 571-char remark

    Show marketing remark (571 chars)

    Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

19. 2026-05-09
    listed $199,900 Active

    Show marketing remark (571 chars)

    Solid brick home that has been meticulously maintained and has never flooded! Seller is replacing the roof, and all plumbing has been updated for added peace of mind. The open-concept living and kitchen area creates a spacious feel, complete with a cozy wood-burning fireplace. Inside, you'll also find custom bath and shower updates that add a modern touch. Enjoy the fully fenced backyard, covered back patio, and backyard shed for extra storage. Neighborhood sidewalks and convenient interstate access make this home both comfortable and practical for everyday living.

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$685/yr (+$57/mo · 165.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $23,526
• − Mortgage interest: −$11,198
• − Property taxes: −$415
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,815
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $4,271/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

6 events — show timeline

• 2026-05-23 Relisted — AcadianaMLS
• 2026-05-23 Relisted — GSREIN
• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Contingent — GSREIN
• 2026-05-09 Listed $199,900 GSREIN
• 2026-05-09 Listed $199,900 AcadianaMLS

Property tax history

-10.6%/yr

Latest (2025): $415 · -3.6% YoY. Source: county tax records.