431 Nighthawk Dr · Slidell, LA 70461

$274,900

4 bd · 2.5 ba · 2,150 sqft · SingleFamily public records · 80 Days on market

Built 1986 1.00 ac lot $128/sqft · 7% below area Est $393k · 30% under ↓ 18% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• 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

Discover the charm of this impeccably maintained 4-bedroom, 2.5-bathroom home nestled in the sought-after Quail Ridge Subdivision of Slidell. Situated on a picturesque 1.01-acre lot, this residence offers ample front and rear yard space, providing a serene and spacious outdoor retreat. With over 2800 square feet of living space, this home boasts a spacious living area with vaulted ceilings that seamlessly flows into the kitchen and mini bar area, perfect for entertaining guests or enjoying quiet evenings at home. The property also features a formal dining room and four generously sized bedrooms, including a primary bedroom with an en suite bathroom. Additionally, the home offers an office located off the foyer, which can easily be converted into a guest room, playroom, or fifth bedroom to suit your needs. Other highlights include a two-car attached garage and a screened and covered back patio! Don't miss the opportunity to make this stunning property your own.

Key facts

• Formal dining room
• 1.01-acre lot
• Office off the foyer

Tags

• 1.01-ACRE LOT
• SPACIOUS OUTDOOR RETREAT
• FORMAL DINING ROOM
• OFFICE OFF THE FOYER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $65 ($784/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 6 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).
• This rent runs 38% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $8k 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 80 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $258,405 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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: 1.04% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $392,639
• List price: $274,900
• Delta: -29.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Nighthawk Dr	0.08mi	4/3.0	2,394 (+11%)	4mo	$427,500	$179	72
236 Blue Crane 1 Dr	0.37mi	4/2.5	2,338 (+9%)	6mo	$325,000	$139	63
301 Koel Ct	0.13mi	4/2.5	2,412 (+12%)	15mo	$280,000	$116	62
424 Nighthawk Dr	0.06mi	4/2.0	2,421 (+13%)	16mo	$305,000	$126	61
109 Palm Swift Dr	0.47mi	4/2.0	2,197 (+2%)	18mo	$375,000	$171	57
238 Blue Crane 1 Dr	0.35mi	4/2.5	2,396 (+11%)	10mo	$268,900	$112	57
493 W Blue Jay Ct	0.72mi	4/2.0	2,314 (+8%)	12mo	$345,000	$149	41
169A Cross Creek Dr	0.69mi	3/2.0 (-1)	1,924 (-10%)	20mo	$299,500	$156	27

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-43,792
• Equity at exit: $40,988

10-year hold

• IRR: -10.6%
• Equity multiple: 0.40×
• Total profit: $-46,393
• Equity at exit: $23,768

Cash invested: $76,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,855 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $65

Break-even live

Break-even rent $2,772

Max offer price $274,900

Occupancy floor 93%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Spring Ridge Cir Slidell, LA	4.0	3.0	2950	$3,350	$1.14	11d	1	0.30mi
401 Starling Dr Slidell, LA	4.0	2.5	2816	$2,800	$0.99	20d	1	0.70mi
403 Sandpiper Ct Slidell, LA	4.0	2.0	2060	$2,650	$1.29	3d	1	0.94mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	43d	1	1.11mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	11d	1	1.11mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	23d	1	1.31mi

Listing history 28 events

1. 2026-06-18
   days on market $274,900 Active 80 DOM
2. 2026-06-17
   days on market $274,900 Active 79 DOM
3. 2026-06-16
   days on market $274,900 Active 78 DOM
4. 2026-06-15
   days on market $274,900 Active 77 DOM
5. 2026-06-13
   days on market $274,900 Active 75 DOM
6. 2026-06-10
   days on market $274,900 Active 72 DOM
7. 2026-06-09
   days on market $274,900 Active 71 DOM
8. 2026-06-08
   days on market $274,900 Active 70 DOM
9. 2026-06-07
   statusdays on market $274,900 Active 69 DOM
10. 2026-06-03
    days on market $274,900 Active Under Contract 65 DOM
11. 2026-06-02
    days on market $274,900 Active Under Contract 64 DOM
12. 2026-06-01
    days on market $274,900 Active Under Contract 63 DOM
13. 2026-05-31
    days on market $274,900 Active Under Contract 62 DOM
14. 2026-04-07
    price $274,900 974-char remark

    Show marketing remark (974 chars)

    Discover the charm of this impeccably maintained 4-bedroom, 2.5-bathroom home nestled in the sought-after Quail Ridge Subdivision of Slidell. Situated on a picturesque 1.01-acre lot, this residence offers ample front and rear yard space, providing a serene and spacious outdoor retreat. With over 2800 square feet of living space, this home boasts a spacious living area with vaulted ceilings that seamlessly flows into the kitchen and mini bar area, perfect for entertaining guests or enjoying quiet evenings at home. The property also features a formal dining room and four generously sized bedrooms, including a primary bedroom with an en suite bathroom. Additionally, the home offers an office located off the foyer, which can easily be converted into a guest room, playroom, or fifth bedroom to suit your needs. Other highlights include a two-car attached garage and a screened and covered back patio! Don't miss the opportunity to make this stunning property your own.

15. 2026-04-07
    price $274,900 974-char remark

    Show marketing remark (974 chars)

    Discover the charm of this impeccably maintained 4-bedroom, 2.5-bathroom home nestled in the sought-after Quail Ridge Subdivision of Slidell. Situated on a picturesque 1.01-acre lot, this residence offers ample front and rear yard space, providing a serene and spacious outdoor retreat. With over 2800 square feet of living space, this home boasts a spacious living area with vaulted ceilings that seamlessly flows into the kitchen and mini bar area, perfect for entertaining guests or enjoying quiet evenings at home. The property also features a formal dining room and four generously sized bedrooms, including a primary bedroom with an en suite bathroom. Additionally, the home offers an office located off the foyer, which can easily be converted into a guest room, playroom, or fifth bedroom to suit your needs. Other highlights include a two-car attached garage and a screened and covered back patio! Don't miss the opportunity to make this stunning property your own.

16. 2026-03-30
    listed $299,900 Active 974-char remark

    Show marketing remark (974 chars)

    Discover the charm of this impeccably maintained 4-bedroom, 2.5-bathroom home nestled in the sought-after Quail Ridge Subdivision of Slidell. Situated on a picturesque 1.01-acre lot, this residence offers ample front and rear yard space, providing a serene and spacious outdoor retreat. With over 2800 square feet of living space, this home boasts a spacious living area with vaulted ceilings that seamlessly flows into the kitchen and mini bar area, perfect for entertaining guests or enjoying quiet evenings at home. The property also features a formal dining room and four generously sized bedrooms, including a primary bedroom with an en suite bathroom. Additionally, the home offers an office located off the foyer, which can easily be converted into a guest room, playroom, or fifth bedroom to suit your needs. Other highlights include a two-car attached garage and a screened and covered back patio! Don't miss the opportunity to make this stunning property your own.

17. 2026-03-30
    listed $299,900 Active 974-char remark

    Show marketing remark (974 chars)

    Discover the charm of this impeccably maintained 4-bedroom, 2.5-bathroom home nestled in the sought-after Quail Ridge Subdivision of Slidell. Situated on a picturesque 1.01-acre lot, this residence offers ample front and rear yard space, providing a serene and spacious outdoor retreat. With over 2800 square feet of living space, this home boasts a spacious living area with vaulted ceilings that seamlessly flows into the kitchen and mini bar area, perfect for entertaining guests or enjoying quiet evenings at home. The property also features a formal dining room and four generously sized bedrooms, including a primary bedroom with an en suite bathroom. Additionally, the home offers an office located off the foyer, which can easily be converted into a guest room, playroom, or fifth bedroom to suit your needs. Other highlights include a two-car attached garage and a screened and covered back patio! Don't miss the opportunity to make this stunning property your own.

18. 2026-02-18
    status Active
19. 2025-12-15
    price $299,900
20. 2025-12-15
    price $299,900
21. 2025-11-27
    price $314,900
22. 2025-11-27
    price $314,900
23. 2025-10-21
    price $325,000
24. 2025-10-21
    price $325,000
25. 2025-09-29
    listed $335,000 Active
26. 2025-03-25
    listed $335,000 Active
27. 2024-09-23
    listed $335,000 Active
28. 2024-03-21
    listed $335,000

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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 6/10 Major FEMA zone AE · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $34,261
• − Mortgage interest: −$15,399
• − Property taxes: −$2,489
• − Insurance: −$6,493
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − Depreciation: −$7,997
• Taxable loss: −$3,599
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $1,648/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

-17.9% since first listed

15 events — show timeline

• 2026-04-07 Price Changed $274,900 AcadianaMLS
• 2026-04-07 Price Changed $274,900 GSREIN
• 2026-03-30 Listed $299,900 GSREIN
• 2026-03-30 Listed $299,900 AcadianaMLS
• 2026-02-18 Relisted — AcadianaMLS
• 2025-12-15 Price Changed $299,900 AcadianaMLS
• 2025-12-15 Price Changed $299,900 GSREIN
• 2025-11-27 Price Changed $314,900 AcadianaMLS
• 2025-11-27 Price Changed $314,900 GSREIN
• 2025-10-21 Price Changed $325,000 AcadianaMLS
• 2025-10-21 Price Changed $325,000 GSREIN
• 2025-09-29 Listed $335,000 AcadianaMLS
• 2025-03-25 Listed $335,000 AcadianaMLS
• 2024-09-23 Listed $335,000 AcadianaMLS
• 2024-03-21 Listed $335,000 AcadianaMLS

Property tax history

-1.9%/yr

Latest (2025): $2,489 · -3.8% YoY. Source: county tax records.