310 Tiffany St · Slidell, LA 70461

$159,000

3 bd · 2.5 ba · 1,482 sqft · SingleFamily public records · 78 Days on market

Built 1983 Est $185k · 14% 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 +24.8/30.0
• ARV discount +13.9/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• 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

3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

Key facts

• Separate pantry
• Open floor plan
• Big backyard

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• SEPARATE PANTRY
• BIG BACKYARD
• COVERED PATIO

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property; Slab foundation
• Construction: Brick construction; Asphalt roof; Built with slab foundation
• Exterior features: City lot; Rectangular lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+1.7%/yr); 589 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 78 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y ago; this cycle's ask has dropped $39k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $185,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Brookhaven Ct	0.12mi	4/2.0 (+1)	1,505 (+2%)	2mo	$239,000	$159	83
105 Foxcroft Dr	0.26mi	3/2.0	1,430 (-4%)	3mo	$179,000	$125	78
212 Brookhaven Ct	0.19mi	3/2.0	1,595 (+8%)	3mo	$192,000	$120	74
1409 Kings Row	0.44mi	3/2.0	1,510 (+2%)	2mo	$132,000	$87	73
696 Voters Rd	0.35mi	3/2.0	1,549 (+4%)	3mo	$250,000	$161	72
57274 Cedar Ave	0.27mi	3/2.0	1,328 (-10%)	6mo	$179,900	$135	63
323 Almond Creek Rd	0.35mi	3/2.0	1,326 (-10%)	4mo	$89,980	$68	61
1107 Cornwall Ct	0.54mi	3/2.0	1,560 (+5%)	4mo	$89,000	$57	61
57453 Cedar Ave	0.59mi	3/2.0	1,371 (-8%)	3mo	$232,500	$170	56
1621 Shylock Dr	0.71mi	3/2.0	1,565 (+6%)	0mo	$199,000	$127	55
2029 Wellington Ln	0.62mi	3/2.0	1,350 (-9%)	1mo	$155,000	$115	54
1410 Montgomery Blvd	0.39mi	4/2.0 (+1)	1,696 (+14%)	6mo	$212,500	$125	46

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-10,810
• Equity at exit: $23,707

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,842
• Equity at exit: $13,747

Cash invested: $44,520 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$834
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $270

Break-even live

Break-even rent $1,440

Max offer price $159,000

Occupancy floor 80%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	23d	1	0.08mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	43d	1	0.20mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	43d	1	0.36mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	11d	1	0.36mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	14d	1	0.43mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	17d	1	0.43mi
57389 Brookter Rd Slidell, LA	2.0	1.0	971	$1,200	$1.24	20d	1	0.45mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	43d	1	0.45mi
1918 Hempstead Dr Unit NA Slidell, LA	4.0	2.0	1615	$1,750	$1.08	23d	1	0.47mi
1805 Brookter St Slidell, LA	3.0	2.0	1027	$1,650	$1.61	3d	1	0.55mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	2d	46	0.62mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	0.75mi
2012 Dylan Dr Slidell, LA	3.0	2.0	1700	$1,950	$1.15	23d	1	0.76mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	3d	1	0.90mi
1000 Clairise Ct Slidell, LA	3.0	2.0	1319	$1,900	$1.44	43d	1	0.91mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.00mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.21mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.22mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	1.43mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	11d	1	1.45mi

Listing history 30 events

1. 2026-05-19
   status Pending
2. 2026-05-01
   status Pending 245-char remark

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

3. 2026-05-01
   historical Active Under Contract

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

4. 2026-04-21
   price $159,000 245-char remark

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

5. 2026-04-21
   price $159,000

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

6. 2026-04-20
   price $160,000 245-char remark

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

7. 2026-04-20
   price $160,000

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

8. 2026-04-14
   status Active 245-char remark

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

9. 2026-04-14
   status Active

   Show marketing remark (245 chars)

   3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

10. 2026-03-26
    status Pending 245-char remark

    Show marketing remark (245 chars)

    3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

11. 2026-03-26
    historical Active Under Contract

    Show marketing remark (245 chars)

    3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

12. 2026-03-02
    listed $198,000 Active

    Show marketing remark (245 chars)

    3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

13. 2026-03-02
    listed $198,000 Active 245-char remark

    Show marketing remark (245 chars)

    3 Bedroom 2.5 Bath home with a Two car garage. Nice Big back yard with a covered patio, storage unit . Home has stainless steel Appliances. Newly renovated Bathrooms. This one won't last long. House is being sold as is ! Priced for a Quick Sale!

14. 2024-12-11
    historical $1,900
15. 2024-10-02
    price $1,900
16. 2024-08-31
    listed $2,000
17. 2023-07-26
    historical $2,000
18. 2023-07-21
    listed $2,000
19. 2022-06-27
    soldstatus $175,000
20. 2022-06-22
    soldstatus $175,000 Closed 314-char remark

    Show marketing remark (314 chars)

    KINGSPOINT. .. SELLER MOTIVATED!! BRING ALL OFFERS!! Charming 3 bedroom, 2.5 bath home with fireplace. HIGH & DRY C FLOOD ZONE. Includes dishwasher, stove, and microwave. Primary bedroom with updated shower. With a little TLC, great income-producing property or primary residence. Spacious fenced backyard!!

21. 2022-06-03
    status Pending 314-char remark

    Show marketing remark (314 chars)

    KINGSPOINT. .. SELLER MOTIVATED!! BRING ALL OFFERS!! Charming 3 bedroom, 2.5 bath home with fireplace. HIGH & DRY C FLOOD ZONE. Includes dishwasher, stove, and microwave. Primary bedroom with updated shower. With a little TLC, great income-producing property or primary residence. Spacious fenced backyard!!

22. 2022-05-30
    listed $185,000 Active 314-char remark

    Show marketing remark (314 chars)

    KINGSPOINT. .. SELLER MOTIVATED!! BRING ALL OFFERS!! Charming 3 bedroom, 2.5 bath home with fireplace. HIGH & DRY C FLOOD ZONE. Includes dishwasher, stove, and microwave. Primary bedroom with updated shower. With a little TLC, great income-producing property or primary residence. Spacious fenced backyard!!

23. 2022-05-30
    listed $185,000

    Show marketing remark (314 chars)

    KINGSPOINT. .. SELLER MOTIVATED!! BRING ALL OFFERS!! Charming 3 bedroom, 2.5 bath home with fireplace. HIGH & DRY C FLOOD ZONE. Includes dishwasher, stove, and microwave. Primary bedroom with updated shower. With a little TLC, great income-producing property or primary residence. Spacious fenced backyard!!

24. 2002-12-30
    soldstatus $91,950
25. 2002-12-18
    soldstatus $91,950
26. 2002-09-06
    listed $89,900
27. 2002-09-06
    listed $89,900
28. 1999-08-19
    soldstatus $78,900
29. 1999-07-24
    listed $78,500
30. 1999-07-24
    listed $78,500

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,056 · $171/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 8/10 Severe FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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: $21,378
• − Mortgage interest: −$8,906
• − Property taxes: −$2,056
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$4,625
• Taxable income: $778
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $3,048/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+102.5% since first listed

30 events — show timeline

• 2026-05-19 Pending — GSREIN
• 2026-05-01 Pending — AcadianaMLS
• 2026-05-01 Contingent — GSREIN
• 2026-04-21 Price Changed $159,000 AcadianaMLS
• 2026-04-21 Price Changed $159,000 GSREIN
• 2026-04-20 Price Changed $160,000 AcadianaMLS
• 2026-04-20 Price Changed $160,000 GSREIN
• 2026-04-14 Relisted — AcadianaMLS
• 2026-04-14 Relisted — GSREIN
• 2026-03-26 Pending — AcadianaMLS
• 2026-03-26 Contingent — GSREIN
• 2026-03-02 Listed $198,000 AcadianaMLS
• 2026-03-02 Listed $198,000 GSREIN
• 2024-12-11 Rental Removed $1,900 GSREIN
• 2024-10-02 Price Changed $1,900 GSREIN
• 2024-08-31 Listed for Rent $2,000 GSREIN
• 2023-07-26 Rental Removed $2,000 GSREIN
• 2023-07-21 Listed for Rent $2,000 GSREIN
• 2022-06-27 Sold (Public Records) $175,000 Public Records
• 2022-06-22 Sold (MLS) $175,000 GSREIN
• 2022-06-03 Pending — GSREIN
• 2022-05-30 Listed $185,000 AcadianaMLS
• 2022-05-30 Listed $185,000 GSREIN
• 2002-12-30 Sold (Public Records) $91,950 Public Records
• 2002-12-18 Sold (MLS) $91,950 GSREIN
• 2002-09-06 Listed $89,900 AcadianaMLS
• 2002-09-06 Listed $89,900 GSREIN
• 1999-08-19 Sold (MLS) $78,900 GSREIN
• 1999-07-24 Listed $78,500 AcadianaMLS
• 1999-07-24 Listed $78,500 GSREIN

Property tax history

+2.0%/yr

Latest (2025): $2,056 · -3.9% YoY. Source: county tax records.