38188 Oak St · Slidell, LA 70458

$89,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 219 Days on market

Built 2007 0.25 ac lot $74/sqft · 47% below area Est $169k · 47% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

Key facts

• Open floor plan
• Near i-10
• Move-in-ready

Tags

• OPEN FLOOR PLAN
• MOVE-IN-READY
• NEAR I-10
• TOP-RATED SCHOOLS
• SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $50k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.82%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (median comp): $169,247
• List price: $89,900
• Delta: -46.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37568 Short St	0.63mi	3/2.0	1,250 (+3%)	19mo	$163,000	$130	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: 28.7%
• Equity multiple: 2.17×
• Total profit: $29,474
• Equity at exit: $13,404

10-year hold

• IRR: 35.2%
• Equity multiple: 4.01×
• Total profit: $75,713
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$471
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $730

Break-even live

Break-even rent $694

Max offer price $89,900

Occupancy floor 50%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	1d	1	0.82mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	0.85mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	1.11mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	2d	46	1.11mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	44d	1	1.21mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	12d	1	1.24mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	44d	1	1.25mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	1.31mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	1.48mi
1805 Brookter St Slidell, LA	3.0	2.0	1027	$1,650	$1.61	3d	1	1.48mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	1.49mi

Listing history 40 events

1. 2026-06-18
   days on market $89,900 Active 219 DOM
2. 2026-06-17
   days on market $89,900 Active 218 DOM
3. 2026-06-16
   days on market $89,900 Active 217 DOM
4. 2026-06-15
   days on market $89,900 Active 216 DOM
5. 2026-06-13
   days on market $89,900 Active 214 DOM
6. 2026-06-10
   days on market $89,900 Active 211 DOM
7. 2026-06-09
   days on market $89,900 Active 210 DOM
8. 2026-06-08
   days on market $89,900 Active 209 DOM
9. 2026-06-07
   days on market $89,900 Active 208 DOM
10. 2026-06-03
    days on market $89,900 Active 204 DOM
11. 2026-06-02
    days on market $89,900 Active 203 DOM
12. 2026-06-01
    days on market $89,900 Active 202 DOM
13. 2026-05-31
    days on market $89,900 Active 201 DOM
14. 2026-03-26
    price $89,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

15. 2026-03-26
    price $89,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

16. 2026-02-27
    price $99,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

17. 2026-02-27
    price $99,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

18. 2026-02-18
    price $109,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

19. 2026-02-18
    price $109,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

20. 2026-01-30
    price $114,500 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

21. 2026-01-30
    price $114,500 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

22. 2026-01-21
    price $119,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

23. 2026-01-21
    price $119,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

24. 2025-12-30
    price $125,000 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

25. 2025-12-30
    price $125,000 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

26. 2025-12-22
    price $129,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

27. 2025-12-22
    price $129,900 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

28. 2025-11-11
    listed $139,900 Active 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

29. 2025-11-11
    listed $139,900 Active 363-char remark

    Show marketing remark (363 chars)

    Located in the quiet Howze Beach subdivision, this 3-bedroom, 2-bath mobile home offers 1,216 sq. ft. of comfortable living space. Conveniently situated near I-10, top-rated schools, shopping, and dining, this home combines peaceful neighborhood living with everyday convenience. Brand new HVAC and ROOF. Investor options as well as first time home buyer options.

30. 2025-03-09
    price $59,000
31. 2025-03-07
    listed $59,000 Active
32. 2025-03-07
    listed $69,000 Active
33. 2024-12-11
    listed $69,900 Active
34. 2024-12-11
    historical
35. 2024-12-02
    price $69,900
36. 2024-12-02
    price $69,900
37. 2024-11-23
    price $82,500
38. 2024-11-23
    price $82,500
39. 2024-11-10
    listed $89,900 Active
40. 2024-11-10
    listed $89,900 Active

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$18/yr (+$2/mo · 3.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,427
• − Mortgage interest: −$5,036
• − Property taxes: −$476
• − Insurance: −$450
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,615
• Taxable income: $7,742
• Est. tax owed @ 24.0%: −$1,858
• After-tax cash flow: $6,906/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

27 events — show timeline

• 2026-03-26 Price Changed $89,900 AcadianaMLS
• 2026-03-26 Price Changed $89,900 GBRMLS
• 2026-02-27 Price Changed $99,900 AcadianaMLS
• 2026-02-27 Price Changed $99,900 GBRMLS
• 2026-02-18 Price Changed $109,900 AcadianaMLS
• 2026-02-18 Price Changed $109,900 GBRMLS
• 2026-01-30 Price Changed $114,500 AcadianaMLS
• 2026-01-30 Price Changed $114,500 GBRMLS
• 2026-01-21 Price Changed $119,900 AcadianaMLS
• 2026-01-21 Price Changed $119,900 GBRMLS
• 2025-12-30 Price Changed $125,000 AcadianaMLS
• 2025-12-30 Price Changed $125,000 GBRMLS
• 2025-12-22 Price Changed $129,900 AcadianaMLS
• 2025-12-22 Price Changed $129,900 GBRMLS
• 2025-11-11 Listed $139,900 GBRMLS
• 2025-11-11 Listed $139,900 AcadianaMLS
• 2025-03-09 Price Changed $59,000 GBRMLS
• 2025-03-07 Listed $69,000 GBRMLS
• 2025-03-07 Listed $59,000 AcadianaMLS
• 2024-12-11 Listed $69,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-02 Price Changed $69,900 GBRMLS
• 2024-12-02 Price Changed $69,900 AcadianaMLS
• 2024-11-23 Price Changed $82,500 GBRMLS
• 2024-11-23 Price Changed $82,500 AcadianaMLS
• 2024-11-10 Listed $89,900 GBRMLS
• 2024-11-10 Listed $89,900 AcadianaMLS

Property tax history

-1.3%/yr

Latest (2025): $476 · -3.7% YoY. Source: county tax records.