112 Dewald Ln · Slidell, LA 70458

$169,999

4 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 71 Days on market

Built 1976 7,405 sqft lot $93/sqft · 26% below area Est $230k · 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• 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

Opportunity knocks in Fountain Estates with this spacious 4-bedroom, 2-bath home offering strong potential for both investors and future owner-occupants. With a lease already in place through November 2026, this property presents an immediate long-term rental opportunity with built-in income from day one. The functional layout includes three bedrooms and one full bath upstairs, plus an additional bedroom and bath downstairs, allowing for flexibility in use and appeal. The large living area features a wood-burning fireplace that adds warmth and character, while the overall footprint gives the next owner a solid foundation for future updates or value-add improvements. Whether you're looking to hold as a rental, plan for a future renovation project, or secure a property with upside potential, this one is worth a closer look. Conveniently located with access to shopping, medical services, and major commuter routes.

Key facts

• Large living area
• Access to shopping
• 7,405 sq ft lot

Tags

• WOOD BURNING FIREPLACE
• LARGE LIVING AREA
• ACCESS TO SHOPPING
• ACCESS TO MEDICAL SERVICES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 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 71 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 19y 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 $84k; list at $170k implies a 102% gain — meaningful room to come down on a strong offer.

Recommended offer $159,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.15% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $229,586
• List price: $169,999
• Delta: -25.95%
• 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
132 Melody Ln	0.11mi	4/2.0	1,886 (+3%)	1mo	$225,000	$119	88
110 Fountain Dr	0.34mi	4/2.5	1,898 (+4%)	1mo	$185,000	$97	75
128 Dijon Dr	0.25mi	4/2.0	1,675 (-8%)	1mo	$205,000	$122	74
209 Driftwood Cir	0.40mi	3/2.0 (-1)	1,822 (-0%)	3mo	$244,900	$134	73
130 North Blvd	0.20mi	4/2.0	1,614 (-12%)	1mo	$239,900	$149	71
302 Crescentwood Loop	0.38mi	3/2.0 (-1)	1,781 (-2%)	5mo	$208,000	$117	69
112 Driftwood Cir	0.50mi	4/2.0	1,898 (+4%)	6mo	$245,000	$129	65
206 Brian Dr	0.22mi	3/2.0 (-1)	1,561 (-15%)	2mo	$170,000	$109	59
338 Country Club Blvd	0.73mi	3/2.0 (-1)	1,851 (+1%)	3mo	$244,000	$132	57
331 Thames Dr	0.58mi	3/2.0 (-1)	1,594 (-13%)	2mo	$202,000	$127	45
800 Franklin Ct	0.71mi	4/2.0	2,035 (+11%)	7mo	$315,000	$155	42
435 Country Club Blvd	0.61mi	3/2.5 (-1)	2,038 (+12%)	5mo	$233,000	$114	41

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,292
• Equity at exit: $25,347

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $16,107
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $396

Break-even live

Break-even rent $1,454

Max offer price $169,999

Occupancy floor 75%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	0.23mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.26mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.56mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.60mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	0.78mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	0.78mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.79mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.79mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	43d	1	0.79mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.85mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.85mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	0.95mi
102 N Dabney Dr Slidell, LA	3.0	2.0	2432	$2,800	$1.15	16d	1	1.00mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	1.15mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	1.19mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.26mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	1.27mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	1.30mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.35mi
36409 Jackson Rd Slidell, LA	4.0	2.0	1670	$2,100	$1.26	43d	1	1.38mi
407 E Redbud Dr Slidell, LA	4.0	2.5	2400	$2,500	$1.04	43d	1	1.47mi

Listing history 42 events

1. 2026-03-16
   listed $169,999 Active 924-char remark

   Show marketing remark (924 chars)

   Opportunity knocks in Fountain Estates with this spacious 4-bedroom, 2-bath home offering strong potential for both investors and future owner-occupants. With a lease already in place through November 2026, this property presents an immediate long-term rental opportunity with built-in income from day one. The functional layout includes three bedrooms and one full bath upstairs, plus an additional bedroom and bath downstairs, allowing for flexibility in use and appeal. The large living area features a wood-burning fireplace that adds warmth and character, while the overall footprint gives the next owner a solid foundation for future updates or value-add improvements. Whether you're looking to hold as a rental, plan for a future renovation project, or secure a property with upside potential, this one is worth a closer look. Conveniently located with access to shopping, medical services, and major commuter routes.

2. 2026-03-16
   listed $169,999 Active 924-char remark

   Show marketing remark (924 chars)

   Opportunity knocks in Fountain Estates with this spacious 4-bedroom, 2-bath home offering strong potential for both investors and future owner-occupants. With a lease already in place through November 2026, this property presents an immediate long-term rental opportunity with built-in income from day one. The functional layout includes three bedrooms and one full bath upstairs, plus an additional bedroom and bath downstairs, allowing for flexibility in use and appeal. The large living area features a wood-burning fireplace that adds warmth and character, while the overall footprint gives the next owner a solid foundation for future updates or value-add improvements. Whether you're looking to hold as a rental, plan for a future renovation project, or secure a property with upside potential, this one is worth a closer look. Conveniently located with access to shopping, medical services, and major commuter routes.

3. 2025-12-17
   historical $1,500
4. 2025-11-15
   listed $1,500
5. 2024-11-26
   historical $1,750
6. 2024-11-09
   listed $1,750
7. 2024-11-01
   historical $1,750
8. 2024-10-25
   price $1,750
9. 2024-10-09
   listed $196,000 Active
10. 2024-10-01
    listed $1,700
11. 2023-10-07
    historical $1,700
12. 2023-09-14
    listed $1,700
13. 2018-06-05
    historical
14. 2018-04-15
    status Active
15. 2018-04-04
    historical Pending Continue to Show
16. 2018-01-19
    price $150,000
17. 2017-12-04
    listed $155,000 Active
18. 2017-12-04
    listed $150,000
19. 2017-09-30
    historical
20. 2017-08-10
    status Active
21. 2017-08-10
    historical Pending Continue to Show
22. 2017-07-01
    price $159,000
23. 2017-04-11
    listed $162,000 Active
24. 2017-04-08
    listed $159,000
25. 2017-04-06
    historical
26. 2017-01-17
    historical Pending Continue to Show
27. 2016-12-31
    listed $157,000 Active
28. 2016-12-30
    listed $157,000
29. 2016-09-20
    historical
30. 2016-06-19
    listed $157,000 Active
31. 2016-06-18
    listed $157,000
32. 2016-04-15
    soldstatus $84,000 Sold
33. 2016-01-23
    status Under Contract
34. 2016-01-19
    listed $82,750 Active
35. 2016-01-18
    listed $82,750
36. 2008-02-21
    soldstatus $153,500
37. 2008-02-13
    soldstatus $153,500
38. 2007-11-15
    listed $158,000
39. 2007-11-15
    listed $158,000
40. 2007-09-27
    soldstatus $105,000
41. 2007-05-24
    listed $109,900
42. 2007-05-24
    listed $109,900

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,459
• − Mortgage interest: −$9,523
• − Property taxes: −$2,236
• − Insurance: −$850
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$4,945
• Taxable income: $2,152
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $4,233/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): 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

+54.7% since first listed

42 events — show timeline

• 2026-03-16 Listed $169,999 GSREIN
• 2026-03-16 Listed $169,999 AcadianaMLS
• 2025-12-17 Rental Removed $1,500 Avail
• 2025-11-15 Listed for Rent $1,500 Avail
• 2024-11-26 Rental Removed $1,750 GSREIN
• 2024-11-09 Listed for Rent $1,750 GSREIN
• 2024-11-01 Rental Removed $1,750 Avail
• 2024-10-25 Price Changed $1,750 Avail
• 2024-10-09 Listed $196,000 AcadianaMLS
• 2024-10-01 Listed for Rent $1,700 Avail
• 2023-10-07 Rental Removed $1,700 Avail
• 2023-09-14 Listed for Rent $1,700 Avail
• 2018-06-05 Listing Removed — GSREIN
• 2018-04-15 Relisted — GSREIN
• 2018-04-04 Contingent — GSREIN
• 2018-01-19 Price Changed $150,000 GSREIN
• 2017-12-04 Listed $150,000 AcadianaMLS
• 2017-12-04 Listed $155,000 GSREIN
• 2017-09-30 Listing Removed — GSREIN
• 2017-08-10 Relisted — GSREIN
• 2017-08-10 Contingent — GSREIN
• 2017-07-01 Price Changed $159,000 GSREIN
• 2017-04-11 Listed $162,000 GSREIN
• 2017-04-08 Listed $159,000 AcadianaMLS
• 2017-04-06 Listing Removed — GSREIN
• 2017-01-17 Contingent — GSREIN
• 2016-12-31 Listed $157,000 GSREIN
• 2016-12-30 Listed $157,000 AcadianaMLS
• 2016-09-20 Listing Removed — GSREIN
• 2016-06-19 Listed $157,000 GSREIN
• 2016-06-18 Listed $157,000 AcadianaMLS
• 2016-04-15 Sold (MLS) $84,000 GSREIN
• 2016-01-23 Pending — GSREIN
• 2016-01-19 Listed $82,750 GSREIN
• 2016-01-18 Listed $82,750 AcadianaMLS
• 2008-02-21 Sold (Public Records) $153,500 Public Records
• 2008-02-13 Sold (MLS) $153,500 GSREIN
• 2007-11-15 Listed $158,000 AcadianaMLS
• 2007-11-15 Listed $158,000 GSREIN
• 2007-09-27 Sold (MLS) $105,000 GSREIN
• 2007-05-24 Listed $109,900 AcadianaMLS
• 2007-05-24 Listed $109,900 GSREIN

Property tax history

-1.5%/yr

Latest (2025): $2,236 · -6.2% YoY. Source: county tax records.