61403 Airport Rd · Slidell, LA 70460

$200,000

4 bd · 3.0 ba · 2,761 sqft · SingleFamily public records · 38 Days on market

Built 1993 1.37 ac lot $72/sqft · 31% below area Est $289k · 31% under ↓ 20% since listing

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on approximately 1.37 acres just off Airport Road, this unique property offers endless potential with three picturesque ponds creating a peaceful, private setting unlike anything else on the market. This complete renovation opportunity features spacious living areas, expansive outdoor space, and the backdrop for relaxing or entertaining. Conveniently located in a growing area, the property may also offer the potential for future rezoning to commercial use, making it an excellent opportunity for homeowners, investors, or business-minded buyers seeking flexibility and long-term value. Whether you envision a private retreat, income-producing opportunity, or future commercial venture, this property is packed with possibilities.

Key facts

• Private retreat
• 1.37 acre lot
• 3 parking spots

Tags

• APPROXIMATELY 1.37 ACRES
• THREE PICTURESQUE PONDS
• EXPANSIVE OUTDOOR SPACE
• PRIVATE RETREAT
• INCOME PRODUCING OPPORTUNITY

Property features AI

Exterior

• Parking: Three or more parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; Entry level: Main (single level)
• Construction: Brick construction; Shingle roof; Slab foundation; Built condition: Poor
• Exterior features: City lot; Lot dimensions approximately 559 x 100

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: 9 total rooms; Poor condition

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 fast (+5.9%/yr); 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• At $2,379/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 318% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $288,803
• List price: $200,000
• Delta: -30.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Riviera Dr	0.20mi	4/2.5	2,640 (-4%)	9mo	$289,000	$109	74
206 Meadows Blvd	0.43mi	4/2.0	2,809 (+2%)	8mo	$290,000	$103	67
217 Sunset Dr	0.47mi	4/2.5	2,768 (+0%)	21mo	$210,500	$76	58
216 Tiara Dr	0.22mi	3/2.5 (-1)	2,356 (-15%)	14mo	$265,000	$112	47

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $8,429
• Equity at exit: $29,821

10-year hold

• IRR: 15.8%
• Equity multiple: 2.46×
• Total profit: $81,969
• Equity at exit: $17,292

Cash invested: $56,000 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $528

Break-even live

Break-even rent $1,710

Max offer price $200,000

Occupancy floor 73%

Sensitivity live

Price	-10% $642	-5% $585	+0% $528	+5% $472	+10% $415
Rent	-10% $340	-5% $434	+0% $528	+5% $622	+10% $716
Rate	-1.0pp $629	-0.5pp $579	base $528	+0.5pp $477	+1.0pp $424

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Belair Blvd Slidell, LA	4.0	2.5	2430	$2,500	$1.03	4d	1	0.96mi
1382 Bristol Ct Slidell, LA	3.0	2.5	2399	$2,100	$0.88	24d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 38 DOM
2. 2026-06-17
   days on market $200,000 Active 37 DOM
3. 2026-06-16
   days on market $200,000 Active 36 DOM
4. 2026-06-15
   days on market $200,000 Active 35 DOM
5. 2026-06-13
   days on market $200,000 Active 33 DOM
6. 2026-06-10
   days on market $200,000 Active 30 DOM
7. 2026-06-09
   days on market $200,000 Active 29 DOM
8. 2026-06-08
   days on market $200,000 Active 28 DOM
9. 2026-06-07
   days on market $200,000 Active 27 DOM
10. 2026-06-03
    days on market $200,000 Active 23 DOM
11. 2026-06-02
    days on market $200,000 Active 22 DOM
12. 2026-06-01
    days on market $200,000 Active 21 DOM
13. 2026-05-31
    days on market $200,000 Active 20 DOM
14. 2026-05-17
    price $200,000 741-char remark

    Show marketing remark (741 chars)

    Located on approximately 1.37 acres just off Airport Road, this unique property offers endless potential with three picturesque ponds creating a peaceful, private setting unlike anything else on the market. This complete renovation opportunity features spacious living areas, expansive outdoor space, and the backdrop for relaxing or entertaining. Conveniently located in a growing area, the property may also offer the potential for future rezoning to commercial use, making it an excellent opportunity for homeowners, investors, or business-minded buyers seeking flexibility and long-term value. Whether you envision a private retreat, income-producing opportunity, or future commercial venture, this property is packed with possibilities.

15. 2026-05-17
    price $200,000 741-char remark

    Show marketing remark (741 chars)

    Located on approximately 1.37 acres just off Airport Road, this unique property offers endless potential with three picturesque ponds creating a peaceful, private setting unlike anything else on the market. This complete renovation opportunity features spacious living areas, expansive outdoor space, and the backdrop for relaxing or entertaining. Conveniently located in a growing area, the property may also offer the potential for future rezoning to commercial use, making it an excellent opportunity for homeowners, investors, or business-minded buyers seeking flexibility and long-term value. Whether you envision a private retreat, income-producing opportunity, or future commercial venture, this property is packed with possibilities.

16. 2026-05-11
    listed $250,000 Active 741-char remark

    Show marketing remark (741 chars)

    Located on approximately 1.37 acres just off Airport Road, this unique property offers endless potential with three picturesque ponds creating a peaceful, private setting unlike anything else on the market. This complete renovation opportunity features spacious living areas, expansive outdoor space, and the backdrop for relaxing or entertaining. Conveniently located in a growing area, the property may also offer the potential for future rezoning to commercial use, making it an excellent opportunity for homeowners, investors, or business-minded buyers seeking flexibility and long-term value. Whether you envision a private retreat, income-producing opportunity, or future commercial venture, this property is packed with possibilities.

17. 2026-05-11
    listed $250,000 Active 741-char remark

    Show marketing remark (741 chars)

    Located on approximately 1.37 acres just off Airport Road, this unique property offers endless potential with three picturesque ponds creating a peaceful, private setting unlike anything else on the market. This complete renovation opportunity features spacious living areas, expansive outdoor space, and the backdrop for relaxing or entertaining. Conveniently located in a growing area, the property may also offer the potential for future rezoning to commercial use, making it an excellent opportunity for homeowners, investors, or business-minded buyers seeking flexibility and long-term value. Whether you envision a private retreat, income-producing opportunity, or future commercial venture, this property is packed with possibilities.

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $28,549
• − Mortgage interest: −$11,203
• − Property taxes: −$2,628
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$5,818
• Taxable income: $3,333
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $5,541/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): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $200,000 AcadianaMLS
• 2026-05-17 Price Changed $200,000 GSREIN
• 2026-05-11 Listed $250,000 GSREIN
• 2026-05-11 Listed $250,000 AcadianaMLS

Property tax history

+9.0%/yr

Latest (2025): $2,628 · -3.9% YoY. Source: county tax records.