40764 Ranch Rd · Slidell, LA 70461

$245,000

4 bd · 2.5 ba · 2,351 sqft · SingleFamily public records · 166 Days on market

Built 1981 0.28 ac lot $104/sqft · 16% below area Est $292k · 16% 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 +26.1/30.0
• ARV discount +14.8/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• 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

Flood Zone C – flood insurance not mandated. Welcome to this inviting 4-bedroom, 2.5-bath home. Property located in Slidell with easy access to everyday shopping and dining options, and within the Northshore High School district. This spacious layout includes a functional kitchen with ample cabinetry and counter space. Additional features include large bedrooms, a laundry room, and a flexible bonus room suitable for an office, hobby area, or other uses. A single-car garage with half bath provides added convenience. Outside, enjoy a driveway, carport, covered patio, fenced yard, and separate deck space for relaxation or gatherings. Side cleared area may work for extra parking needs (RV

Key facts

• Functional kitchen
• Separate deck space
• Single car garage

Tags

• FUNCTIONAL KITCHEN
• FLEXIBLE BONUS ROOM
• SINGLE CAR GARAGE
• COVERED PATIO
• FENCED YARD
• SEPARATE DECK SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 166 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $130k; list at $245k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.07% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $292,243
• List price: $245,000
• Delta: -16.17%
• 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
245 Cross Gates Blvd	0.32mi	3/2.5 (-1)	2,284 (-3%)	1mo	$345,000	$151	74
102 Circlewood Ct	0.47mi	4/2.5	2,411 (+3%)	1mo	$265,000	$110	73
153 Silverwood Dr	0.39mi	4/2.5	2,411 (+3%)	6mo	$333,000	$138	72
206 Goldenwood Dr	0.08mi	4/2.0	2,050 (-13%)	7mo	$200,990	$98	67
105 Honeywood Dr	0.54mi	3/2.5 (-1)	2,275 (-3%)	0mo	$270,000	$119	64
1205 Breckenridge Dr	0.49mi	4/2.5	2,560 (+9%)	5mo	$210,000	$82	58
511 Cross Gates Blvd	0.72mi	4/2.0	2,281 (-3%)	4mo	$325,000	$142	56
1112 Rebecca Reid Dr	0.74mi	4/2.5	2,411 (+3%)	9mo	$320,000	$133	54
995 Maple Creek Dr	0.69mi	4/2.0	2,196 (-7%)	4mo	$280,000	$128	51
632 Whitney Dr	0.72mi	4/2.5	2,183 (-7%)	5mo	$384,000	$176	50
651 Whitney Dr	0.68mi	4/2.0	2,194 (-7%)	7mo	$314,500	$143	49
1125 Lori Dr	0.53mi	4/2.5	2,665 (+13%)	6mo	$312,000	$117	48

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-8,011
• Equity at exit: $36,530

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $24,599
• Equity at exit: $21,183

Cash invested: $68,600 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,625 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $551

Break-even live

Break-even rent $1,927

Max offer price $245,000

Occupancy floor 74%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	23d	1	0.71mi
1305 Spring Ridge Cir Slidell, LA	4.0	3.0	2950	$3,350	$1.14	11d	1	0.99mi
403 Sandpiper Ct Slidell, LA	4.0	2.0	2060	$2,650	$1.29	3d	1	1.00mi
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	43d	1	1.04mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	11d	1	1.16mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	43d	1	1.16mi
401 Starling Dr Slidell, LA	4.0	2.5	2816	$2,800	$0.99	20d	1	1.22mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	43d	1	1.25mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	23d	1	1.44mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $245,000 Active 166 DOM
2. 2026-06-17
   days on market $245,000 Active 165 DOM
3. 2026-06-16
   days on market $245,000 Active 164 DOM
4. 2026-06-15
   days on market $245,000 Active 163 DOM
5. 2026-06-13
   days on market $245,000 Active 161 DOM
6. 2026-06-10
   days on market $245,000 Active 158 DOM
7. 2026-06-09
   days on market $245,000 Active 157 DOM
8. 2026-06-08
   days on market $245,000 Active 156 DOM
9. 2026-06-07
   days on market $245,000 Active 155 DOM
10. 2026-06-03
    days on market $245,000 Active 151 DOM
11. 2026-06-02
    days on market $245,000 Active 150 DOM
12. 2026-06-01
    days on market $245,000 Active 149 DOM
13. 2026-05-31
    days on market $245,000 Active 148 DOM
14. 2026-01-03
    price $245,000
15. 2026-01-03
    price $245,000
16. 2026-01-03
    listed $245,000 Active
17. 2026-01-03
    listed $245,000 Active
18. 2025-08-10
    price $255,000
19. 2025-08-10
    price $255,000
20. 2025-07-25
    listed $260,000 Active
21. 2025-07-25
    listed $255,000 Active
22. 2019-09-09
    soldstatus $130,000
23. 2019-09-06
    soldstatus $130,000 Closed
24. 2019-07-22
    status Pending
25. 2019-06-24
    price $135,000
26. 2019-04-02
    listed $135,000
27. 2019-04-02
    listed $150,000 Active
28. 2000-08-04
    soldstatus $83,000
29. 2000-06-02
    listed $99,764
30. 2000-06-02
    listed $99,764

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$519/yr (+$43/mo · 62.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 90% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $31,495
• − Mortgage interest: −$13,724
• − Property taxes: −$829
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$7,127
• Taxable income: $2,753
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $5,951/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

+145.6% since first listed

17 events — show timeline

• 2026-01-03 Price Changed $245,000 AcadianaMLS
• 2026-01-03 Price Changed $245,000 GSREIN
• 2026-01-03 Listed $245,000 AcadianaMLS
• 2026-01-03 Listed $245,000 GSREIN
• 2025-08-10 Price Changed $255,000 AcadianaMLS
• 2025-08-10 Price Changed $255,000 GSREIN
• 2025-07-25 Listed $255,000 AcadianaMLS
• 2025-07-25 Listed $260,000 AcadianaMLS
• 2019-09-09 Sold (Public Records) $130,000 Public Records
• 2019-09-06 Sold (MLS) $130,000 GSREIN
• 2019-07-22 Pending — GSREIN
• 2019-06-24 Price Changed $135,000 GSREIN
• 2019-04-02 Listed $150,000 GSREIN
• 2019-04-02 Listed $135,000 AcadianaMLS
• 2000-08-04 Sold (MLS) $83,000 GSREIN
• 2000-06-02 Listed $99,764 AcadianaMLS
• 2000-06-02 Listed $99,764 GSREIN

Property tax history

-7.9%/yr

Latest (2025): $829 · -3.8% YoY. Source: county tax records.