3858 Eton St · Slidell, LA 70458

$189,500

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 155 Days on market

Built 1970 Est $165k · 15% over

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Why this score? — see what drove the D 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 +19.3/30.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

Key facts

• Vinyl windows
• Prep island
• Newer ss appliances

Tags

• WOOD CABINETRY
• GRANITE COUNTERS
• NEWER SS APPLIANCES
• PREP ISLAND
• VINYL WINDOWS
• LV WOOD PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.5% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 155 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $127k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $165,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3852 Oxford St	0.06mi	3/2.0	1,658 (+2%)	6mo	$167,000	$101	88
365 Hickory Dr	0.29mi	4/2.0 (+1)	1,595 (-2%)	2mo	$68,500	$43	77
365 Dorset Dr	0.07mi	3/2.0	1,774 (+10%)	6mo	$207,500	$117	76
760 Abney Dr	0.44mi	3/2.0	1,691 (+4%)	7mo	$220,000	$130	66
202 Megan Ln	0.40mi	3/2.0	1,770 (+9%)	3mo	$289,900	$164	63
3844 Riviera Dr	0.34mi	3/1.5	1,466 (-10%)	6mo	$150,000	$102	62
140 Greencrest Dr	0.60mi	3/2.0	1,480 (-9%)	1mo	$176,000	$119	56
127 Whitehall Dr	0.53mi	4/2.0 (+1)	1,475 (-9%)	5mo	$145,000	$98	51
3638 Meadowdale Dr	0.60mi	3/1.5	1,815 (+12%)	3mo	$176,800	$97	48
931 Hailey Ave	0.73mi	3/2.0	1,445 (-11%)	2mo	$141,000	$98	46
156 Southpark Dr	0.55mi	4/2.0 (+1)	1,849 (+14%)	6mo	$195,500	$106	41
116 Palm Springs Dr	0.61mi	4/2.0 (+1)	1,380 (-15%)	8mo	$70,000	$51	36

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-20,110
• Equity at exit: $28,255

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-11,123
• Equity at exit: $16,384

Cash invested: $53,060 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$994
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $209

Break-even live

Break-even rent $1,470

Max offer price $189,500

Occupancy floor 83%

Sensitivity live

Price	-10% $316	-5% $262	+0% $209	+5% $155	+10% $101
Rent	-10% $72	-5% $140	+0% $209	+5% $277	+10% $346
Rate	-1.0pp $304	-0.5pp $257	base $209	+0.5pp $160	+1.0pp $110

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.06mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	0.42mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	0.52mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	0.54mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	24d	1	0.58mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	0.60mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.74mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	44d	1	0.80mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	0.86mi

Listing history 21 events

1. 2026-03-25
   status Pending 629-char remark

   Show marketing remark (629 chars)

   "Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

2. 2026-03-25
   status Pending

   Show marketing remark (629 chars)

   "Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

3. 2026-02-21
   price $189,500 629-char remark

   Show marketing remark (629 chars)

   "Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

4. 2026-02-21
   price $189,500

   Show marketing remark (629 chars)

   "Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

5. 2025-11-21
   status Active
6. 2025-11-19
   historical Active Under Contract
7. 2025-11-03
   status Active
8. 2025-10-31
   historical Active Under Contract
9. 2025-10-21
   listed $189,900 Active 629-char remark

   Show marketing remark (629 chars)

   "Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

10. 2025-10-21
    listed $189,900 Active

    Show marketing remark (629 chars)

    "Don't build them like they use to" is so true...this adorable, well-maintained 3 bedroom, 2 bath, w/attached one-car garage, is Move-In Ready to call Home! Open floorplan, Kitchen features wood cabinetry, granite counters, newer SS appliances-refrigerator included, and prep island. Recent Upgrades are vinyl windows, LV wood plank flooring in bedrooms-No carpet, SS appliances, furnace/thermostat, hall custom barn doors, shed, and new Roof installed in 2022. Covered patio overlooks large fenced backyard. Established neighborhood, convenient location between New Orleans and MS Gulf Coast. Assumable Flood is 1,299.

11. 2015-10-19
    soldstatus $127,000
12. 2015-10-16
    soldstatus $127,000 Sold 180-char remark

    Show marketing remark (180 chars)

    Come view this adorable 3 bed 2 bath home nice size rooms large living area open to kitchen . Nice size yard with covered patio great for entertaining. Won't last long call today !

13. 2015-09-26
    status Under Contract 180-char remark

    Show marketing remark (180 chars)

    Come view this adorable 3 bed 2 bath home nice size rooms large living area open to kitchen . Nice size yard with covered patio great for entertaining. Won't last long call today !

14. 2015-09-03
    historical Pending Continue to Show 180-char remark

    Show marketing remark (180 chars)

    Come view this adorable 3 bed 2 bath home nice size rooms large living area open to kitchen . Nice size yard with covered patio great for entertaining. Won't last long call today !

15. 2015-06-23
    listed $139,000 Active 180-char remark

    Show marketing remark (180 chars)

    Come view this adorable 3 bed 2 bath home nice size rooms large living area open to kitchen . Nice size yard with covered patio great for entertaining. Won't last long call today !

16. 2015-06-23
    historical

    Show marketing remark (180 chars)

    Come view this adorable 3 bed 2 bath home nice size rooms large living area open to kitchen . Nice size yard with covered patio great for entertaining. Won't last long call today !

17. 2015-06-23
    listed $139,000

    Show marketing remark (180 chars)

    Come view this adorable 3 bed 2 bath home nice size rooms large living area open to kitchen . Nice size yard with covered patio great for entertaining. Won't last long call today !

18. 2015-05-13
    listed $139,000 Active
19. 2015-01-13
    listed $139,000
20. 2014-10-20
    listed $149,000
21. 2014-10-20
    listed $149,000

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,059 · $88/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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $20,805
• − Mortgage interest: −$10,615
• − Property taxes: −$1,059
• − Insurance: −$948
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$5,513
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,662/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

+27.2% since first listed

21 events — show timeline

• 2026-03-25 Pending — AcadianaMLS
• 2026-03-25 Pending — GSREIN
• 2026-02-21 Price Changed $189,500 AcadianaMLS
• 2026-02-21 Price Changed $189,500 GSREIN
• 2025-11-21 Relisted — GSREIN
• 2025-11-19 Contingent — GSREIN
• 2025-11-03 Relisted — GSREIN
• 2025-10-31 Contingent — GSREIN
• 2025-10-21 Listed $189,900 GSREIN
• 2025-10-21 Listed $189,900 AcadianaMLS
• 2015-10-19 Sold (Public Records) $127,000 Public Records
• 2015-10-16 Sold (MLS) $127,000 GSREIN
• 2015-09-26 Pending — GSREIN
• 2015-09-03 Contingent — GSREIN
• 2015-06-23 Listed $139,000 GSREIN
• 2015-06-23 Listing Removed — GSREIN
• 2015-06-23 Listed $139,000 AcadianaMLS
• 2015-05-13 Listed $139,000 GSREIN
• 2015-01-13 Listed $139,000 AcadianaMLS
• 2014-10-20 Listed $149,000 GSREIN
• 2014-10-20 Listed $149,000 AcadianaMLS

Property tax history

-4.2%/yr

Latest (2025): $1,059 · -8.0% YoY. Source: county tax records.