203 Brookhaven Ct · Slidell, LA 70461

$174,900

3 bd · 2.5 ba · 1,396 sqft · SingleFamily public records · 27 Days on market

Built 1979 Est $177k · at est. ↓ 11% since listing

---

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 +21.5/30.0
• ARV discount +8.1/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• 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

Nestled in a quiet cul-de-sac, this charming two-story home offers the perfect blend of comfort and modern convenience. Boasting three spacious bedrooms and two and a half bathrooms, this home is ideal for families and entertainers alike. As you step inside, you'll be greeted by fresh paint throughout, creating a bright and inviting atmosphere. The open-concept kitchen is a chef's dream, featuring updated painted cabinets and sleek stainless steel appliances that are sure to inspire culinary creativity. The cozy living area is enhanced by a welcoming fireplace, perfect for relaxing evenings. Step outside to discover a large backyard, offering ample space for outdoor activities and gatherings. With a two-car garage providing plenty of storage, this home is as practical as it is beautiful. Don't miss the opportunity to make this delightful property your own and enjoy all the comforts it has to offer. Roof only 3 years old AND preferred flood zone!!

Key facts

• Open-concept kitchen
• Large backyard
• Welcoming fireplace

Tags

• CUL-DE-SAC
• OPEN-CONCEPT KITCHEN
• UPDATED PAINTED CABINETS
• STAINLESS STEEL APPLIANCES
• WELCOMING FIREPLACE
• LARGE BACKYARD

Property features AI

Finance

• Other: Property listed as human-modified

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home; Brick construction; Slab foundation
• Construction: Shingle roof; Built with brick
• Exterior features: Covered wood patio/porch; Located on a cul-de-sac; City lot

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Total of 6 rooms (bedroom count not specified separately)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Excellent condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+1.7%/yr); 589 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• 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 $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $177,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Foxcroft Dr	0.17mi	3/2.0	1,430 (+2%)	3mo	$179,000	$125	84
323 Almond Creek Rd	0.26mi	3/2.0	1,326 (-5%)	4mo	$89,980	$68	75
2029 Wellington Ln	0.40mi	3/2.0	1,350 (-3%)	1mo	$155,000	$115	73
696 Voters Rd	0.16mi	3/2.0	1,549 (+11%)	3mo	$250,000	$161	70
212 Brookhaven Ct	0.07mi	3/2.0	1,595 (+14%)	3mo	$192,000	$120	69
314 Brookhaven Ct	0.24mi	4/2.0 (+1)	1,505 (+8%)	2mo	$239,000	$159	67
57274 Cedar Ave	0.45mi	3/2.0	1,328 (-5%)	6mo	$179,900	$135	64
1409 Kings Row	0.49mi	3/2.0	1,510 (+8%)	2mo	$132,000	$87	60
57453 Cedar Ave	0.74mi	3/2.0	1,371 (-2%)	3mo	$232,500	$170	58
57360 Cedar Ave	0.58mi	3/2.0	1,231 (-12%)	1mo	$185,900	$151	51
1621 Shylock Dr	0.67mi	3/2.0	1,565 (+12%)	0mo	$199,000	$127	46
1107 Cornwall Ct	0.63mi	3/2.0	1,560 (+12%)	4mo	$89,000	$57	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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-18,085
• Equity at exit: $26,078

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-8,605
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$917
• Tax from tax record: −$154 /mo · $1,849/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $196

Break-even live

Break-even rent $1,532

Max offer price $174,900

Occupancy floor 84%

Sensitivity live

Price	-10% $295	-5% $246	+0% $196	+5% $147	+10% $97
Rent	-10% $55	-5% $126	+0% $196	+5% $266	+10% $337
Rate	-1.0pp $284	-0.5pp $241	base $196	+0.5pp $151	+1.0pp $105

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	24d	1	0.23mi
1918 Hempstead Dr Unit NA Slidell, LA	4.0	2.0	1615	$1,750	$1.08	24d	1	0.25mi
1805 Brookter St Slidell, LA	3.0	2.0	1027	$1,650	$1.61	4d	1	0.33mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	44d	1	0.36mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	44d	1	0.37mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	44d	1	0.52mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	12d	1	0.52mi
2012 Dylan Dr Slidell, LA	3.0	2.0	1700	$1,950	$1.15	24d	1	0.53mi
57389 Brookter Rd Slidell, LA	2.0	1.0	971	$1,200	$1.24	20d	1	0.58mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	18d	1	0.63mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	15d	1	0.63mi
1000 Clairise Ct Slidell, LA	3.0	2.0	1319	$1,900	$1.44	44d	1	0.70mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	0.77mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	4d	1	0.90mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	0.96mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	1.22mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	44d	1	1.42mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	4d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $174,900 Active 27 DOM
2. 2026-06-17
   days on market $174,900 Active 26 DOM
3. 2026-06-16
   days on market $174,900 Active 25 DOM
4. 2026-06-15
   status $174,900 Active 24 DOM
5. 2026-06-15
   days on market $174,900 Active Under Contract 24 DOM
6. 2026-06-13
   days on market $174,900 Active Under Contract 22 DOM
7. 2026-06-10
   statusdays on market $174,900 Active Under Contract 19 DOM
8. 2026-06-09
   days on market $174,900 Active 18 DOM
9. 2026-06-08
   days on market $174,900 Active 17 DOM
10. 2026-06-07
    days on market $174,900 Active 16 DOM
11. 2026-06-03
    days on market $174,900 Active 12 DOM
12. 2026-06-02
    days on market $174,900 Active 11 DOM
13. 2026-06-01
    days on market $174,900 Active 10 DOM
14. 2026-05-31
    days on market $174,900 Active 9 DOM
15. 2026-05-22
    listed $174,900 Active

    Show marketing remark (960 chars)

    Nestled in a quiet cul-de-sac, this charming two-story home offers the perfect blend of comfort and modern convenience. Boasting three spacious bedrooms and two and a half bathrooms, this home is ideal for families and entertainers alike. As you step inside, you'll be greeted by fresh paint throughout, creating a bright and inviting atmosphere. The open-concept kitchen is a chef's dream, featuring updated painted cabinets and sleek stainless steel appliances that are sure to inspire culinary creativity. The cozy living area is enhanced by a welcoming fireplace, perfect for relaxing evenings. Step outside to discover a large backyard, offering ample space for outdoor activities and gatherings. With a two-car garage providing plenty of storage, this home is as practical as it is beautiful. Don't miss the opportunity to make this delightful property your own and enjoy all the comforts it has to offer. Roof only 3 years old AND preferred flood zone!!

16. 2026-05-22
    listed $174,900 Active 960-char remark

    Show marketing remark (960 chars)

    Nestled in a quiet cul-de-sac, this charming two-story home offers the perfect blend of comfort and modern convenience. Boasting three spacious bedrooms and two and a half bathrooms, this home is ideal for families and entertainers alike. As you step inside, you'll be greeted by fresh paint throughout, creating a bright and inviting atmosphere. The open-concept kitchen is a chef's dream, featuring updated painted cabinets and sleek stainless steel appliances that are sure to inspire culinary creativity. The cozy living area is enhanced by a welcoming fireplace, perfect for relaxing evenings. Step outside to discover a large backyard, offering ample space for outdoor activities and gatherings. With a two-car garage providing plenty of storage, this home is as practical as it is beautiful. Don't miss the opportunity to make this delightful property your own and enjoy all the comforts it has to offer. Roof only 3 years old AND preferred flood zone!!

17. 2026-05-21
    status Active
18. 2026-04-07
    status Pending
19. 2026-03-18
    price $179,900
20. 2026-03-18
    price $179,900
21. 2026-01-20
    price $189,900
22. 2026-01-20
    price $189,900
23. 2025-12-16
    listed $194,900 Active
24. 2024-01-10
    price $196,500
25. 2023-11-29
    listed $196,500

ⓘ 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: $1,849 · $154/mo
• Projected year-2 tax: $1,849 · $154/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 10/10 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: $21,368
• − Mortgage interest: −$9,797
• − Property taxes: −$1,849
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,088
• Taxable loss: −$457
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,463/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

-11.0% since first listed

11 events — show timeline

• 2026-05-22 Listed $174,900 AcadianaMLS
• 2026-05-22 Listed $174,900 GSREIN
• 2026-05-21 Relisted — AcadianaMLS
• 2026-04-07 Pending — AcadianaMLS
• 2026-03-18 Price Changed $179,900 AcadianaMLS
• 2026-03-18 Price Changed $179,900 GSREIN
• 2026-01-20 Price Changed $189,900 AcadianaMLS
• 2026-01-20 Price Changed $189,900 GSREIN
• 2025-12-16 Listed $194,900 AcadianaMLS
• 2024-01-10 Price Changed $196,500 GSREIN
• 2023-11-29 Listed $196,500 AcadianaMLS

Property tax history

+1.8%/yr

Latest (2025): $1,849 · -3.9% YoY. Source: county tax records.