447 Magnolia St · Slidell, LA 70460

$163,000

4 bd · 1.5 ba · 1,342 sqft · SingleFamily public records · 31 Days on market

Built 1985 8,276 sqft lot Est $181k · 10% under

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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 +23.7/30.0
• ARV discount +12.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• 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

Turnkey investment opportunity in Slidell! This 3-bedroom, 1.5-bath brick home on Magnolia Street offers a solid return with a tenant already in place through August 2026 at $1,600/month. Inside, you'll find over 1,300 square feet of comfortable living space with durable vinyl plank flooring, plenty of natural light from updated windows, and an easy-flow layout from living to dining to kitchen. The open kitchen features crisp white cabinets and a gas range, simple and functional for everyday living. Additional perks include a bonus flex room that could serve as an office or den, plus a spacious laundry area. Outside, enjoy a large backyard shaded by mature trees, a shed for extra storage, and room to add your personal touch. Located in a quiet neighborhood with easy access to shops and highways, this home is ideal for steady rental income with minimal hassle. Whether you're expanding your portfolio or diving into your first rental, this one's ready to go.

Key facts

• Updated windows
• Open kitchen
• Gas range

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT ALREADY IN PLACE
• DURABLE VINYL PLANK FLOORING
• UPDATED WINDOWS
• OPEN KITCHEN
• GAS RANGE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Shed(s); City lot; Oversized lot; Lot dimensions approximately 50 x 169

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $158k (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 fast (+5.9%/yr); 241 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.09% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $181,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 N Magnolia St	0.03mi	4/2.0	1,509 (+12%)	1mo	$140,000	$93	75
1374 Rummel St	0.73mi	4/2.0	1,349 (+0%)	2mo	$215,000	$159	62
758 N Magnolia St	0.25mi	3/2.0 (-1)	1,500 (+12%)	0mo	$45,000	$30	62
174 Indiana Ave	0.63mi	3/2.0 (-1)	1,322 (-2%)	12mo	$234,900	$178	51
343 5th St	0.39mi	3/1.0 (-1)	1,171 (-13%)	3mo	$95,000	$81	51
1419 Linda St	0.70mi	3/2.0 (-1)	1,358 (+1%)	12mo	$214,000	$158	48
314 5th St	0.39mi	3/2.0 (-1)	1,161 (-14%)	13mo	$80,000	$69	41
206 Canberra Ct	0.72mi	3/2.0 (-1)	1,500 (+12%)	1mo	$130,000	$87	39
1431 Linda Dr	0.75mi	3/2.0 (-1)	1,358 (+1%)	21mo	$230,000	$169	38
1237 Magnolia St	0.72mi	3/1.0 (-1)	1,466 (+9%)	13mo	$198,000	$135	33
620 8th St	0.61mi	3/2.0 (-1)	1,213 (-10%)	22mo	$230,000	$190	30
650 8th St	0.60mi	3/2.0 (-1)	1,174 (-12%)	22mo	$130,000	$111	26

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,262
• Equity at exit: $24,304

10-year hold

• IRR: 11.8%
• Equity multiple: 2.05×
• Total profit: $47,767
• Equity at exit: $14,093

Cash invested: $45,640 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$855
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $311

Break-even live

Break-even rent $1,387

Max offer price $163,000

Occupancy floor 78%

Sensitivity live

Price	-10% $403	-5% $357	+0% $311	+5% $264	+10% $218
Rent	-10% $170	-5% $240	+0% $311	+5% $381	+10% $451
Rate	-1.0pp $393	-0.5pp $352	base $311	+0.5pp $268	+1.0pp $225

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	0.23mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	44d	1	0.46mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	0.75mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.10mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	1.31mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.38mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,375	$1.21	15d	1	1.40mi
517 Erlanger Ave Unit A Slidell, LA	3.0	2.0	1134	$1,400	$1.23	44d	1	1.40mi
2001 Tenth St Unit B Slidell, LA	3.0	2.0	1137	$1,550	$1.36	17d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $163,000 Active 31 DOM
2. 2026-06-17
   days on market $163,000 Active 30 DOM
3. 2026-06-16
   days on market $163,000 Active 29 DOM
4. 2026-06-15
   days on market $163,000 Active 28 DOM
5. 2026-06-13
   days on market $163,000 Active 26 DOM
6. 2026-06-10
   days on market $163,000 Active 23 DOM
7. 2026-06-09
   days on market $163,000 Active 22 DOM
8. 2026-06-08
   days on market $163,000 Active 21 DOM
9. 2026-06-07
   days on market $163,000 Active 20 DOM
10. 2026-06-03
    days on market $163,000 Active 16 DOM
11. 2026-06-02
    days on market $163,000 Active 15 DOM
12. 2026-06-01
    days on market $163,000 Active 14 DOM
13. 2026-05-31
    days on market $163,000 Active 13 DOM
14. 2026-05-18
    listed $163,000 Active 969-char remark

    Show marketing remark (969 chars)

    Turnkey investment opportunity in Slidell! This 3-bedroom, 1.5-bath brick home on Magnolia Street offers a solid return with a tenant already in place through August 2026 at $1,600/month. Inside, you'll find over 1,300 square feet of comfortable living space with durable vinyl plank flooring, plenty of natural light from updated windows, and an easy-flow layout from living to dining to kitchen. The open kitchen features crisp white cabinets and a gas range, simple and functional for everyday living. Additional perks include a bonus flex room that could serve as an office or den, plus a spacious laundry area. Outside, enjoy a large backyard shaded by mature trees, a shed for extra storage, and room to add your personal touch. Located in a quiet neighborhood with easy access to shops and highways, this home is ideal for steady rental income with minimal hassle. Whether you're expanding your portfolio or diving into your first rental, this one's ready to go.

15. 2026-05-18
    listed $163,000 Active

    Show marketing remark (969 chars)

    Turnkey investment opportunity in Slidell! This 3-bedroom, 1.5-bath brick home on Magnolia Street offers a solid return with a tenant already in place through August 2026 at $1,600/month. Inside, you'll find over 1,300 square feet of comfortable living space with durable vinyl plank flooring, plenty of natural light from updated windows, and an easy-flow layout from living to dining to kitchen. The open kitchen features crisp white cabinets and a gas range, simple and functional for everyday living. Additional perks include a bonus flex room that could serve as an office or den, plus a spacious laundry area. Outside, enjoy a large backyard shaded by mature trees, a shed for extra storage, and room to add your personal touch. Located in a quiet neighborhood with easy access to shops and highways, this home is ideal for steady rental income with minimal hassle. Whether you're expanding your portfolio or diving into your first rental, this one's ready to go.

16. 2026-03-24
    price $165,000
17. 2026-03-24
    price $165,000
18. 2026-03-03
    price $170,000
19. 2026-03-03
    price $170,000
20. 2025-10-30
    listed $175,000 Active
21. 2025-07-03
    listed $175,000 Active
22. 2024-07-19
    soldstatus $165,000
23. 2024-07-18
    soldstatus $165,000 Closed
24. 2024-06-11
    historical Active Under Contract
25. 2024-06-02
    price $155,000
26. 2024-05-29
    price $159,900
27. 2024-05-24
    price $164,900
28. 2024-05-17
    listed $170,000 Active
29. 2024-05-17
    listed $155,000
30. 2021-01-28
    soldstatus $61,000 Closed
31. 2021-01-28
    soldstatus $61,000
32. 2021-01-11
    status Pending
33. 2021-01-06
    listed $53,000
34. 2021-01-06
    listed $53,000 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 7/10 Severe 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 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: $21,362
• − Mortgage interest: −$9,131
• − Property taxes: −$2,077
• − Insurance: −$815
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,742
• Taxable income: $1,180
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,443/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): 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

+207.5% since first listed

21 events — show timeline

• 2026-05-18 Listed $163,000 GSREIN
• 2026-05-18 Listed $163,000 AcadianaMLS
• 2026-03-24 Price Changed $165,000 AcadianaMLS
• 2026-03-24 Price Changed $165,000 GSREIN
• 2026-03-03 Price Changed $170,000 AcadianaMLS
• 2026-03-03 Price Changed $170,000 GSREIN
• 2025-10-30 Listed $175,000 AcadianaMLS
• 2025-07-03 Listed $175,000 AcadianaMLS
• 2024-07-19 Sold (Public Records) $165,000 Public Records
• 2024-07-18 Sold (MLS) $165,000 GSREIN
• 2024-06-11 Contingent — GSREIN
• 2024-06-02 Price Changed $155,000 GSREIN
• 2024-05-29 Price Changed $159,900 GSREIN
• 2024-05-24 Price Changed $164,900 GSREIN
• 2024-05-17 Listed $155,000 AcadianaMLS
• 2024-05-17 Listed $170,000 GSREIN
• 2021-01-28 Sold (Public Records) $61,000 Public Records
• 2021-01-28 Sold (MLS) $61,000 GSREIN
• 2021-01-11 Pending — GSREIN
• 2021-01-06 Listed $53,000 GSREIN
• 2021-01-06 Listed $53,000 AcadianaMLS

Property tax history

+8.1%/yr

Latest (2025): $2,077 · +31.9% YoY. Source: county tax records.