34152 Reilly Rd · Slidell, LA 70460

$174,950

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 43 Days on market

Built 2006 $123/sqft · 21% below area Est $216k · 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

At $174,950, this 2006 Acadian-style home is the rare find buyers are hunting for -- the big-ticket items are already handled, so you can buy with confidence and move right in. The Fortified Roof (2024), 3.5-ton HVAC with updated ductwork (2023), and brand-new water heater (2026) mean no surprise bills waiting around the corner. Step inside and the open-concept layout does the heavy lifting -- vaulted ceilings push the space wide open, natural light pours in, and the flow just works. The kitchen is loaded with stainless appliances, generous cabinetry, and durable tile flooring built for real life. Out back, a custom-built rear porch framed with heavy-duty treated lumber and lag-bolted for the long haul gives you a serious outdoor entertaining space from day one. Whether it's a crawfish boil or a quiet evening, this porch delivers. Bonus: a 220v EV charging outlet on its own dedicated breaker is already installed -- a feature that's increasingly hard to find at this price point. Sitting outside city limits keeps your property taxes lower while keeping you in the mix of shopping, schools and everything you need.

Key facts

• Parking
• Built 2006
• Listed 43 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Sewer to treatment plant
• Home design: Single-story home
• Construction: Shingle roof; Raised foundation; Excellent condition
• Exterior features: Wood patio/porch; Shed(s); Rectangular lot; Located outside city limits; Lot dimensions approximately 50 x 120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; High ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-29 ($-354/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Bayou Woods Elementary School (math 52% / reading 47%, grade D, #129 of 646 statewide, top 21%, 432 students, 72% FRL); Carolyn Park Middle School (math 27% / reading 35%, grade F, #110 of 218 statewide, top 51%, 247 students, 70% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 65% FRL vs 40% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 241 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 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 $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 43 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $175k implies a 821% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,701 (3.0% 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 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.06% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $216,103
• List price: $174,950
• Delta: -19.04%
• 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
34076 Tupelo Ln	0.11mi	3/2.0	1,450 (+2%)	1mo	$223,500	$154	91
34092 Longleaf Ln	0.19mi	3/2.0	1,436 (+1%)	15mo	$170,000	$118	77
34159 Tupelo Ln	0.07mi	3/1.0	1,318 (-7%)	11mo	$150,000	$114	71
34019 Longleaf Ln	0.22mi	3/2.0	1,345 (-6%)	13mo	$192,500	$143	70
34075 Live Oak Ln	0.13mi	3/2.0	1,295 (-9%)	17mo	$195,000	$151	65
58423 Holly Dr	0.25mi	3/2.0	1,507 (+6%)	16mo	$210,433	$140	65
34117 Live Oak Ln	0.09mi	3/2.5	1,570 (+10%)	14mo	$220,000	$140	65
34050 Live Oak Ln	0.18mi	3/1.0	1,297 (-9%)	10mo	$53,000	$41	64
34056 Stanley St	0.30mi	3/2.0	1,624 (+14%)	1mo	$195,000	$120	62
58382 Holly Dr	0.28mi	3/2.0	1,542 (+8%)	16mo	$215,000	$139	60
58275 Harbor Rd	0.61mi	3/2.0	1,344 (-6%)	9mo	$157,000	$117	55
58091 Saint Genevieve Ln	0.57mi	3/2.0	1,253 (-12%)	2mo	$210,000	$168	52

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-24,451
• Equity at exit: $26,086

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,394
• Equity at exit: $15,126

Cash invested: $48,986 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$917
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-29

Break-even live

Break-even rent $1,888

Max offer price $169,741

Occupancy floor 97%

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: $43,738
• Closing costs: $5,248
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34081 Stanley St Slidell, LA	3.0	2.5	1832	$1,950	$1.06	2d	1	0.25mi
2322 Mallard St Slidell, LA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.07mi
2402 Pelican St Slidell, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	1.25mi
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	44d	1	1.47mi
2519 Crane St Slidell, LA	3.0	2.0	1160	$1,600	$1.38	24d	1	1.47mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $174,950 Pending 43 DOM
2. 2026-06-10
   days on market $174,950 Active 42 DOM
3. 2026-06-09
   days on market $174,950 Active 41 DOM
4. 2026-06-08
   days on market $174,950 Active 40 DOM
5. 2026-06-07
   days on market $174,950 Active 39 DOM
6. 2026-06-03
   days on market $174,950 Active 35 DOM
7. 2026-06-02
   days on market $174,950 Active 34 DOM
8. 2026-06-01
   days on market $174,950 Active 33 DOM
9. 2026-05-31
   pricedays on market $174,950 Active 32 DOM
10. 2026-05-08
    price $179,500 889-char remark

    Show marketing remark (1127 chars)

    At $174,950, this 2006 Acadian-style home is the rare find buyers are hunting for -- the big-ticket items are already handled, so you can buy with confidence and move right in. The Fortified Roof (2024), 3.5-ton HVAC with updated ductwork (2023), and brand-new water heater (2026) mean no surprise bills waiting around the corner. Step inside and the open-concept layout does the heavy lifting -- vaulted ceilings push the space wide open, natural light pours in, and the flow just works. The kitchen is loaded with stainless appliances, generous cabinetry, and durable tile flooring built for real life. Out back, a custom-built rear porch framed with heavy-duty treated lumber and lag-bolted for the long haul gives you a serious outdoor entertaining space from day one. Whether it's a crawfish boil or a quiet evening, this porch delivers. Bonus: a 220v EV charging outlet on its own dedicated breaker is already installed -- a feature that's increasingly hard to find at this price point. Sitting outside city limits keeps your property taxes lower while keeping you in the mix of shopping, schools and everything you need.

11. 2026-05-08
    price $179,500 894-char remark

    Show marketing remark (1127 chars)

    At $174,950, this 2006 Acadian-style home is the rare find buyers are hunting for -- the big-ticket items are already handled, so you can buy with confidence and move right in. The Fortified Roof (2024), 3.5-ton HVAC with updated ductwork (2023), and brand-new water heater (2026) mean no surprise bills waiting around the corner. Step inside and the open-concept layout does the heavy lifting -- vaulted ceilings push the space wide open, natural light pours in, and the flow just works. The kitchen is loaded with stainless appliances, generous cabinetry, and durable tile flooring built for real life. Out back, a custom-built rear porch framed with heavy-duty treated lumber and lag-bolted for the long haul gives you a serious outdoor entertaining space from day one. Whether it's a crawfish boil or a quiet evening, this porch delivers. Bonus: a 220v EV charging outlet on its own dedicated breaker is already installed -- a feature that's increasingly hard to find at this price point. Sitting outside city limits keeps your property taxes lower while keeping you in the mix of shopping, schools and everything you need.

12. 2026-04-29
    listed $185,000 Active 889-char remark

    Show marketing remark (1127 chars)

    At $174,950, this 2006 Acadian-style home is the rare find buyers are hunting for -- the big-ticket items are already handled, so you can buy with confidence and move right in. The Fortified Roof (2024), 3.5-ton HVAC with updated ductwork (2023), and brand-new water heater (2026) mean no surprise bills waiting around the corner. Step inside and the open-concept layout does the heavy lifting -- vaulted ceilings push the space wide open, natural light pours in, and the flow just works. The kitchen is loaded with stainless appliances, generous cabinetry, and durable tile flooring built for real life. Out back, a custom-built rear porch framed with heavy-duty treated lumber and lag-bolted for the long haul gives you a serious outdoor entertaining space from day one. Whether it's a crawfish boil or a quiet evening, this porch delivers. Bonus: a 220v EV charging outlet on its own dedicated breaker is already installed -- a feature that's increasingly hard to find at this price point. Sitting outside city limits keeps your property taxes lower while keeping you in the mix of shopping, schools and everything you need.

13. 2026-04-29
    listed $185,000 Active 894-char remark

    Show marketing remark (1127 chars)

    At $174,950, this 2006 Acadian-style home is the rare find buyers are hunting for -- the big-ticket items are already handled, so you can buy with confidence and move right in. The Fortified Roof (2024), 3.5-ton HVAC with updated ductwork (2023), and brand-new water heater (2026) mean no surprise bills waiting around the corner. Step inside and the open-concept layout does the heavy lifting -- vaulted ceilings push the space wide open, natural light pours in, and the flow just works. The kitchen is loaded with stainless appliances, generous cabinetry, and durable tile flooring built for real life. Out back, a custom-built rear porch framed with heavy-duty treated lumber and lag-bolted for the long haul gives you a serious outdoor entertaining space from day one. Whether it's a crawfish boil or a quiet evening, this porch delivers. Bonus: a 220v EV charging outlet on its own dedicated breaker is already installed -- a feature that's increasingly hard to find at this price point. Sitting outside city limits keeps your property taxes lower while keeping you in the mix of shopping, schools and everything you need.

14. 2013-02-22
    listed $109,000
15. 2013-02-22
    listed $109,000
16. 2011-09-06
    listed $124,900
17. 2011-09-06
    listed $124,900
18. 2003-11-25
    soldstatus $19,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$70/yr (+$6/mo · 7.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $22,203
• − Mortgage interest: −$9,800
• − Property taxes: −$892
• − Insurance: −$5,993
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$5,089
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $396/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

+820.8% since first listed

14 events — show timeline

• 2026-06-11 Pending — AcadianaMLS
• 2026-06-11 Pending — GSREIN
• 2026-05-30 Price Changed $174,950 AcadianaMLS
• 2026-05-30 Price Changed $174,950 GSREIN
• 2026-05-30 Price Changed $174,500 GSREIN
• 2026-05-08 Price Changed $179,500 AcadianaMLS
• 2026-05-08 Price Changed $179,500 GSREIN
• 2026-04-29 Listed $185,000 GSREIN
• 2026-04-29 Listed $185,000 AcadianaMLS
• 2013-02-22 Listed $109,000 GSREIN
• 2013-02-22 Listed $109,000 AcadianaMLS
• 2011-09-06 Listed $124,900 GSREIN
• 2011-09-06 Listed $124,900 AcadianaMLS
• 2003-11-25 Sold (Public Records) $19,000 Public Records

Property tax history

-6.2%/yr

Latest (2025): $892 · -3.8% YoY. Source: county tax records.