109 Castle Dr · Slidell, LA 70458

$165,000

4 bd · 2.0 ba · 1,703 sqft · SingleFamily public records · 53 Days on market

Built 1976 7,596 sqft lot $97/sqft · 26% below area Est $223k · 26% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

Key facts

• Vaulted ceiling
• Cozy brick fireplace
• Spacious den

Tags

• SINGLE-STORY HOME
• LAMINATE WOOD FLOORING
• FORMAL LIVING AND DINING ROOMS
• SPACIOUS DEN
• VAULTED CEILING
• COZY BRICK FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 33% 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 $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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago 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.
• Current owner paid $142k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $223,354
• List price: $165,000
• Delta: -26.13%
• 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
110 W Queens Dr	0.28mi	4/2.0	1,704 (+0%)	2mo	$205,000	$120	85
107 W Queens Dr	0.31mi	4/2.0	1,735 (+2%)	2mo	$90,000	$52	81
208 N Queens Dr	0.10mi	3/2.0 (-1)	1,570 (-8%)	2mo	$199,900	$127	76
120 Pine Cir	0.42mi	4/2.0	1,660 (-2%)	3mo	$216,800	$131	74
113 Rooks Dr	0.18mi	3/2.0 (-1)	1,564 (-8%)	0mo	$161,700	$103	72
555 Lenwood Dr	0.59mi	3/2.0 (-1)	1,661 (-2%)	4mo	$200,000	$120	60
250 Whisperwood Blvd	0.50mi	3/2.0 (-1)	1,835 (+8%)	2mo	$217,500	$119	57
344 Huntington Dr	0.60mi	3/2.0 (-1)	1,603 (-6%)	3mo	$200,000	$125	55
609 Haaswood Ln	0.60mi	4/2.0	1,875 (+10%)	4mo	$313,000	$167	52
338 Country Club Blvd	0.64mi	3/2.0 (-1)	1,851 (+9%)	3mo	$244,000	$132	48
612 High Ridge Loop	0.65mi	3/2.0 (-1)	1,887 (+11%)	3mo	$320,000	$170	44
105 Heather Dr	0.70mi	3/2.0 (-1)	1,450 (-15%)	0mo	$125,000	$86	38

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,689
• Equity at exit: $24,602

10-year hold

• IRR: 10.8%
• Equity multiple: 1.79×
• Total profit: $36,368
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$865
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $541

Break-even live

Break-even rent $1,289

Max offer price $165,000

Occupancy floor 68%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.25mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	43d	1	0.53mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	43d	1	0.54mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	0.59mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.66mi
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	11d	1	0.67mi
111 Heather Dr Slidell, LA	3.0	2.0	2112	$1,750	$0.83	43d	1	0.74mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	43d	1	0.74mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	3d	1	0.82mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	43d	1	0.84mi
357 Mansfield Dr Slidell, LA	3.0	2.0	1400	$2,200	$1.57	43d	1	0.85mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.12mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	1.12mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	1.31mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	1.31mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	1.41mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.44mi

Listing history 28 events

1. 2026-06-16
   days on market $165,000 Active 53 DOM
2. 2026-06-15
   days on market $165,000 Active 52 DOM
3. 2026-06-13
   days on market $165,000 Active 50 DOM
4. 2026-06-10
   days on market $165,000 Active 47 DOM
5. 2026-06-09
   days on market $165,000 Active 46 DOM
6. 2026-06-08
   days on market $165,000 Active 45 DOM
7. 2026-06-07
   days on market $165,000 Active 44 DOM
8. 2026-06-03
   days on market $165,000 Active 40 DOM
9. 2026-06-02
   days on market $165,000 Active 39 DOM
10. 2026-06-01
    days on market $165,000 Active 38 DOM
11. 2026-05-31
    days on market $165,000 Active 37 DOM
12. 2026-04-24
    listed $165,000 Active 901-char remark
13. 2026-04-24
    listed $165,000 Active 896-char remark
14. 2018-05-25
    soldstatus $142,500 Sold

    Show marketing remark (358 chars)

    Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

15. 2018-05-25
    soldstatus $142,500

    Show marketing remark (358 chars)

    Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

16. 2018-05-01
    historical Pending Continue to Show

    Show marketing remark (358 chars)

    Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

17. 2018-04-20
    historical

    Show marketing remark (358 chars)

    Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

18. 2018-04-20
    listed $147,500 Active

    Show marketing remark (358 chars)

    Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

19. 2018-04-20
    listed $147,500

    Show marketing remark (358 chars)

    Renovated 4 bedroom 2 bath home. Freshly painted interior, all new stainless steel appliances, Kitchen cabinets and granite with tile back splash in kitchen. New wood laminate in formal liv/din, den and 4 bedrooms. NO CARPET! Den has cathedral ceiling and fireplace. Both bathrooms have been updated. Inside laundry room. Large rear yard with concrete patio.

20. 2018-03-07
    historical Pending Continue to Show
21. 2018-03-03
    status Active
22. 2018-03-02
    historical
23. 2017-12-14
    listed $149,500 Active
24. 2017-12-14
    listed $149,500
25. 2006-03-29
    soldstatus $137,500
26. 2006-03-27
    soldstatus $137,500
27. 2006-02-27
    listed $137,500
28. 2006-02-27
    listed $137,500

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $23,683
• − Mortgage interest: −$9,243
• − Property taxes: −$1,008
• − Insurance: −$825
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,800
• Taxable income: $4,018
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $5,529/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

+20.0% since first listed

17 events — show timeline

• 2026-06-16 Relisted — AcadianaMLS
• 2026-04-24 Listed $165,000 AcadianaMLS
• 2018-05-25 Sold (Public Records) $142,500 Public Records
• 2018-05-25 Sold (MLS) $142,500 GSREIN
• 2018-05-01 Contingent — GSREIN
• 2018-04-20 Listing Removed — GSREIN
• 2018-04-20 Listed $147,500 AcadianaMLS
• 2018-04-20 Listed $147,500 GSREIN
• 2018-03-07 Contingent — GSREIN
• 2018-03-03 Relisted — GSREIN
• 2018-03-02 Listing Removed — GSREIN
• 2017-12-14 Listed $149,500 AcadianaMLS
• 2017-12-14 Listed $149,500 GSREIN
• 2006-03-29 Sold (Public Records) $137,500 Public Records
• 2006-03-27 Sold (MLS) $137,500 GSREIN
• 2006-02-27 Listed $137,500 AcadianaMLS
• 2006-02-27 Listed $137,500 GSREIN

Property tax history

-5.3%/yr

Latest (2025): $1,008 · -3.8% YoY. Source: county tax records.