260 Mockingbird Ln · Slidell, LA 70458

$155,000

5 bd · 3.0 ba · 1,496 sqft · SingleFamily public records · 198 Days on market

Built 1963 Fair condition 9,147 sqft lot $104/sqft · 31% below area Est $267k · 42% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.3/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR OPPORTUNITY | 5-BEDROOM POTENTIAL | HEART OF SLIDELL | FLOOD ZONE X. Unlock incredible value with this versatile 1,793 sq. ft. property located in the high-demand center of Slidell. Designed for maximum occupancy or modern lifestyle needs, this home features 5 bedrooms (or 4 + a spacious home office) and 3 full bathrooms--a rare find that commands premium rental rates. While the home needs some cosmetic TLC, its "bones" and location offer a significant value-add opportunity. Situated just minutes from top-rated schools, parks, local dining, and major shopping hubs, this property is perfectly positioned for a high-yield rental or a profitable fix-and-flip. Key Features: Superior Parking: 3-car driveway plus additional side parking. Rare Access: Rear yard vehicle access--great for boats, trailers, or utility storage. Ready to Go: Refrigerator, washer, and dryer are included in the sale. Capitalize on the growing Slidell market with a property that offers more bedrooms and more parking than the competition. Schedule your showing today!

Key facts

• Rare access
• Flood zone x
• Superior parking

Tags

• FLOOD ZONE X
• SUPERIOR PARKING
• RARE ACCESS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.0% 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: Bonne Ecole Elementary School (math 44% / reading 46%, grade D-, #173 of 646 statewide, top 27%, 763 students, 55% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 56% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 580 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 32% 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.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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 $60k; list at $155k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (median comp): $267,465
• List price: $155,000
• Delta: -42.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Brittany Ln	0.40mi	4/2.0 (-1)	1,420 (-5%)	13mo	$212,000	$149	53
210 Anthony Dr	0.72mi	4/2.0 (-1)	1,448 (-3%)	3mo	$204,000	$141	49
128 Dijon Dr	0.47mi	4/2.0 (-1)	1,675 (+12%)	2mo	$205,000	$122	47
106 Matthews Dr	0.57mi	4/2.0 (-1)	1,626 (+9%)	9mo	$210,000	$129	43
127 Nottingham Dr	0.43mi	4/2.0 (-1)	1,581 (+6%)	24mo	$228,000	$144	42

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,227
• Equity at exit: $23,111

10-year hold

• IRR: 9.4%
• Equity multiple: 1.68×
• Total profit: $29,362
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 8 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $194,900 ($118/sqft)
• Median days on market: 50 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +52.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70458

• Rents YoY: 1.5%
• Active inventory: 580
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$813
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $475

Break-even live

Break-even rent $1,312

Max offer price $155,000

Occupancy floor 70%

Sensitivity live

Price	-10% $563	-5% $519	+0% $475	+5% $431	+10% $387
Rent	-10% $324	-5% $399	+0% $475	+5% $550	+10% $626
Rate	-1.0pp $553	-0.5pp $514	base $475	+0.5pp $435	+1.0pp $394

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	93d	1	0.37mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	72d	1	0.37mi
214 Darwin Dr Slidell, LA	4.0	2.0	1850	$1,800	$0.97	41d	1	0.90mi
504 9th St Slidell, LA	4.0	2.0	1750	$2,000	$1.14	17d	1	1.01mi
504 9th St Slidell, LA	4.0	2.0	1750	$1,950	$1.11	27d	1	1.01mi
504 9th St Slidell, LA	4.0	2.0	1750	$2,000	$1.14	28d	1	1.01mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	52d	1	1.31mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	93d	1	1.38mi

Listing history 50 events

1. 2026-08-08
   days on market $155,000 Active 198 DOM
2. 2026-08-07
   days on market $155,000 Active 197 DOM
3. 2026-08-06
   days on market $155,000 Active 196 DOM
4. 2026-08-05
   days on market $155,000 Active 195 DOM
5. 2026-08-04
   days on market $155,000 Active 194 DOM
6. 2026-08-03
   days on market $155,000 Active 193 DOM
7. 2026-07-31
   days on market $155,000 Active 190 DOM
8. 2026-07-30
   days on market $155,000 Active 188 DOM
9. 2026-07-28
   days on market $155,000 Active 187 DOM
10. 2026-07-26
    days on market $155,000 Active 185 DOM
11. 2026-07-24
    days on market $155,000 Active 183 DOM
12. 2026-07-23
    days on market $155,000 Active 182 DOM
13. 2026-07-22
    days on market $155,000 Active 181 DOM
14. 2026-07-21
    days on market $155,000 Active 180 DOM
15. 2026-07-20
    days on market $155,000 Active 179 DOM
16. 2026-07-18
    days on market $155,000 Active 177 DOM
17. 2026-07-18
    days on market $155,000 Active 176 DOM
18. 2026-07-16
    days on market $155,000 Active 175 DOM
19. 2026-07-15
    days on market $155,000 Active 174 DOM
20. 2026-07-14
    days on market $155,000 Active 173 DOM
21. 2026-07-13
    days on market $155,000 Active 172 DOM
22. 2026-07-13
    days on market $155,000 Active 171 DOM
23. 2026-07-12
    price $155,000 Active 170 DOM
24. 2026-07-11
    days on market $159,000 Active 170 DOM
25. 2026-07-10
    days on market $159,000 Active 169 DOM
26. 2026-07-09
    days on market $159,000 Active 168 DOM
27. 2026-07-07
    days on market $159,000 Active 166 DOM
28. 2026-07-06
    days on market $159,000 Active 165 DOM
29. 2026-07-05
    days on market $159,000 Active 164 DOM
30. 2026-07-03
    days on market $159,000 Active 162 DOM
31. 2026-07-02
    days on market $159,000 Active 161 DOM
32. 2026-07-01
    days on market $159,000 Active 160 DOM
33. 2026-06-30
    days on market $159,000 Active 159 DOM
34. 2026-06-29
    days on market $159,000 Active 158 DOM
35. 2026-06-28
    days on market $159,000 Active 157 DOM
36. 2026-06-27
    days on market $159,000 Active 156 DOM
37. 2026-06-27
    days on market $159,000 Active 155 DOM
38. 2026-06-25
    days on market $159,000 Active 153 DOM
39. 2026-06-22
    days on market $159,000 Active 151 DOM
40. 2026-06-21
    days on market $159,000 Active 150 DOM
41. 2026-06-18
    days on market $159,000 Active 147 DOM
42. 2026-06-17
    days on market $159,000 Active 146 DOM
43. 2026-06-16
    days on market $159,000 Active 145 DOM
44. 2026-06-15
    days on market $159,000 Active 144 DOM
45. 2026-06-13
    days on market $159,000 Active 142 DOM
46. 2026-06-10
    days on market $159,000 Active 139 DOM
47. 2026-06-09
    days on market $159,000 Active 138 DOM
48. 2026-06-08
    days on market $159,000 Active 137 DOM
49. 2026-06-07
    days on market $159,000 Active 136 DOM
50. 2026-06-03
    days on market $159,000 Active 132 DOM

ⓘ 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/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 4/10 Moderate 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $22,961
• − Mortgage interest: −$8,682
• − Property taxes: −$1,913
• − Insurance: −$775
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$4,509
• Taxable income: $3,408
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,879/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.

Condition & rehab AI · 10 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,480–$22,440 screening

This home has potential for a cosmetic renovation with minor repairs and maintenance. It is located in a high-demand area, making it a good investment opportunity.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Minor Trimming and landscaping — The overgrown landscaping detracts from the curb appeal.
• Minor Painting interior walls — There are minor paint imperfections on the interior walls.

Value-add opportunities

• Both Trimming and landscaping — Improving the curb appeal can increase both resale and rental value. ↑
• Both Painting interior walls — Fresh paint can improve the overall appearance and increase the home's value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Bonne Ecole Elementary School D- LA #173/646 Nat'l #15,897/41,679 Middle Slidell Junior High School F LA #84/218 Nat'l #7,206/14,009 High Slidell High School F LA #93/265 Nat'l #8,937/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 13% of renters

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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%

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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%

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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

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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

+137.3% since first listed

18 events — show timeline

• 2026-01-22 Listed $159,000 GSREIN
• 2026-01-22 Listed $159,000 AcadianaMLS
• 2025-09-28 Price Changed $159,999 AcadianaMLS
• 2025-09-28 Price Changed $159,999 GSREIN
• 2025-07-10 Listed $167,897 AcadianaMLS
• 2025-01-06 Listed $170,000 AcadianaMLS
• 2024-12-09 Listed $175,000 AcadianaMLS
• 2024-07-05 Listed $175,000 AcadianaMLS
• 2023-12-29 Listed $175,000 AcadianaMLS
• 2023-10-02 Price Changed $175,000 GSREIN
• 2023-09-05 Listed $175,000 AcadianaMLS
• 2023-04-10 Listed $180,000 AcadianaMLS
• 2022-07-13 Listed $180,000 AcadianaMLS
• 2013-04-12 Sold (Public Records) $60,000 Public Records
• 2010-03-19 Listed $115,000 GSREIN
• 2010-03-19 Listed $115,000 AcadianaMLS
• 2007-03-16 Sold (Public Records) $49,600 Public Records
• 2002-07-12 Sold (Public Records) $67,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,913 · -6.2% YoY. Source: county tax records.