564 Manchester Dr · Slidell, LA 70461

$265,000

3 bd · 2.0 ba · 2,190 sqft · SingleFamily public records · 97 Days on market

Built 1986 $121/sqft · 24% below area Est $350k · 24% under $6/mo HOA

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• 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 potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you've been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home's standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

Key facts

• Hobby room
• Convenient access
• Private guest suite

Tags

• SEPARATE FOURTH BEDROOM
• PRIVATE GUEST SUITE
• HOME OFFICE
• HOBBY ROOM
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $237k (10.6% below list).
• Recommended offer: $237k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Cypress Cove Elementary School (657 students, 53% FRL); Little Oak Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 929 students, 41% FRL); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 32% 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 97 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $236,839 (10.6% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $349,505
• List price: $265,000
• Delta: -24.18%
• 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
307 N Buckingham Dr	0.33mi	4/2.0 (+1)	2,260 (+3%)	1mo	$265,000	$117	74
111 Thatcher Dr	0.29mi	4/2.0 (+1)	2,353 (+7%)	1mo	$290,000	$123	68
700 S Lake Verret Ct	0.57mi	3/2.0	2,011 (-8%)	0mo	$273,000	$136	60
804 N Lake Verret Ct	0.57mi	4/2.0 (+1)	2,083 (-5%)	2mo	$284,000	$136	59
424 Dockside Dr	0.32mi	4/3.0 (+1)	2,433 (+11%)	1mo	$420,000	$173	57
711 S Lake Verret Ct	0.59mi	4/2.0 (+1)	2,042 (-7%)	2mo	$245,000	$120	55
225 Gum Bayou Ln	0.32mi	4/3.0 (+1)	2,505 (+14%)	2mo	$475,000	$190	51
40590 Cara Mae St	0.61mi	4/3.0 (+1)	2,038 (-7%)	1mo	$309,900	$152	50
148 Woodruff Dr	0.65mi	4/2.5 (+1)	2,348 (+7%)	1mo	$386,000	$164	50
665 Dockside Dr	0.72mi	4/3.0 (+1)	2,417 (+10%)	3mo	$575,000	$238	38
40633 Cara Mae St	0.63mi	4/3.0 (+1)	2,484 (+13%)	2mo	$334,900	$135	38
644 Dockside Dr	0.69mi	4/3.0 (+1)	2,492 (+14%)	3mo	$590,000	$237	33

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-33,592
• Equity at exit: $39,512

10-year hold

• IRR: -5.6%
• Equity multiple: 0.66×
• Total profit: $-25,545
• Equity at exit: $22,912

Cash invested: $74,200 (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: 594
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$110
• HOA: −$6
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $195

Break-even live

Break-even rent $2,122

Max offer price $265,000

Occupancy floor 87%

Sensitivity live

Price	-10% $345	-5% $270	+0% $195	+5% $120	+10% $45
Rent	-10% $8	-5% $101	+0% $195	+5% $289	+10% $382
Rate	-1.0pp $328	-0.5pp $262	base $195	+0.5pp $126	+1.0pp $56

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Cross Gates Blvd Slidell, LA	4.0	2.5	2300	$2,425	$1.05	45d	1	0.14mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	25d	1	0.55mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	0.60mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	45d	1	0.83mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	13d	1	0.83mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	22d	1	0.87mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	1.18mi
61258 N Military Rd Slidell, LA	4.0	3.0	2900	$3,000	$1.03	25d	1	1.37mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	45d	1	1.38mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 50 events

1. 2026-06-21
   days on market $265,000 Active 97 DOM
2. 2026-06-18
   days on market $265,000 Active 94 DOM
3. 2026-06-17
   days on market $265,000 Active 93 DOM
4. 2026-06-16
   days on market $265,000 Active 92 DOM
5. 2026-06-15
   days on market $265,000 Active 91 DOM
6. 2026-06-13
   days on market $265,000 Active 89 DOM
7. 2026-06-10
   days on market $265,000 Active 86 DOM
8. 2026-06-09
   days on market $265,000 Active 85 DOM
9. 2026-06-08
   days on market $265,000 Active 84 DOM
10. 2026-06-07
    days on market $265,000 Active 83 DOM
11. 2026-06-03
    days on market $265,000 Active 79 DOM
12. 2026-06-02
    days on market $265,000 Active 78 DOM
13. 2026-06-01
    days on market $265,000 Active 77 DOM
14. 2026-05-31
    days on market $265,000 Active 76 DOM
15. 2026-05-11
    price $265,000 825-char remark

    Show marketing remark (837 chars)

    Discover the potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you’ve been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home’s standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

16. 2026-05-11
    price $265,000 837-char remark

    Show marketing remark (837 chars)

    Discover the potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you’ve been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home’s standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

17. 2026-03-24
    price $279,550 825-char remark

    Show marketing remark (837 chars)

    Discover the potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you’ve been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home’s standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

18. 2026-03-24
    price $279,550 837-char remark

    Show marketing remark (837 chars)

    Discover the potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you’ve been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home’s standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

19. 2026-03-16
    listed $285,000 Active 825-char remark

    Show marketing remark (837 chars)

    Discover the potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you’ve been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home’s standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

20. 2026-03-16
    listed $285,000 Active 837-char remark

    Show marketing remark (837 chars)

    Discover the potential and charm waiting at this Slidell residence. Offering a spacious layout designed for everyday living and entertaining, this home features inviting living areas, comfortable bedrooms, and plenty of room to create the lifestyle you’ve been looking for. The kitchen and main living spaces provide a warm setting for gatherings, quiet evenings, or weekend hosting. One of the home’s standout features is a separate fourth bedroom, accessible from the exterior, offering a flexible space that could serve as a private guest suite, home office, studio, or hobby room. Situated in an established neighborhood with convenient access to local shopping, dining, and major roadways, this property presents an excellent opportunity for buyers looking for space, character, and the ability to make a home their own.

21. 2025-01-12
    price $295,000
22. 2025-01-07
    price $295,000
23. 2024-12-27
    price $298,000
24. 2024-12-27
    price $298,000
25. 2024-11-22
    price $299,000
26. 2024-11-22
    price $299,000
27. 2024-09-25
    listed $305,000 Active
28. 2019-09-16
    soldstatus $185,000
29. 2019-09-13
    soldstatus $185,000 Closed
30. 2019-08-16
    status Pending
31. 2019-06-21
    price $199,997
32. 2019-06-13
    status Active
33. 2019-06-13
    price $210,000
34. 2019-04-16
    status Pending
35. 2019-04-10
    price $199,977
36. 2019-04-05
    price $204,000
37. 2019-03-25
    price $209,000
38. 2019-03-12
    price $212,000
39. 2019-02-02
    price $220,000
40. 2018-12-10
    price $229,000
41. 2018-11-05
    price $230,000
42. 2018-10-19
    listed $240,000 Active
43. 2018-10-19
    listed $199,997
44. 2012-02-27
    listed $205,900
45. 2012-02-27
    listed $205,900
46. 2012-01-18
    listed $208,900
47. 2012-01-18
    listed $208,900
48. 2011-10-14
    listed $208,900
49. 2011-10-14
    listed $208,900
50. 2006-07-28
    soldstatus $53,000

ⓘ 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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/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 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $28,421
• − Mortgage interest: −$14,844
• − Property taxes: −$2,039
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$72
• − Depreciation: −$7,709
• Taxable loss: −$2,116
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $2,848/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

+400.0% since first listed

36 events — show timeline

• 2026-05-11 Price Changed $265,000 AcadianaMLS
• 2026-05-11 Price Changed $265,000 GSREIN
• 2026-03-24 Price Changed $279,550 AcadianaMLS
• 2026-03-24 Price Changed $279,550 GSREIN
• 2026-03-16 Listed $285,000 GSREIN
• 2026-03-16 Listed $285,000 AcadianaMLS
• 2025-01-12 Price Changed $295,000 AcadianaMLS
• 2025-01-07 Price Changed $295,000 GSREIN
• 2024-12-27 Price Changed $298,000 AcadianaMLS
• 2024-12-27 Price Changed $298,000 GSREIN
• 2024-11-22 Price Changed $299,000 AcadianaMLS
• 2024-11-22 Price Changed $299,000 GSREIN
• 2024-09-25 Listed $305,000 AcadianaMLS
• 2019-09-16 Sold (Public Records) $185,000 Public Records
• 2019-09-13 Sold (MLS) $185,000 GSREIN
• 2019-08-16 Pending — GSREIN
• 2019-06-21 Price Changed $199,997 GSREIN
• 2019-06-13 Relisted — GSREIN
• 2019-06-13 Price Changed $210,000 GSREIN
• 2019-04-16 Pending — GSREIN
• 2019-04-10 Price Changed $199,977 GSREIN
• 2019-04-05 Price Changed $204,000 GSREIN
• 2019-03-25 Price Changed $209,000 GSREIN
• 2019-03-12 Price Changed $212,000 GSREIN
• 2019-02-02 Price Changed $220,000 GSREIN
• 2018-12-10 Price Changed $229,000 GSREIN
• 2018-11-05 Price Changed $230,000 GSREIN
• 2018-10-19 Listed $199,997 AcadianaMLS
• 2018-10-19 Listed $240,000 GSREIN
• 2012-02-27 Listed $205,900 GSREIN
• 2012-02-27 Listed $205,900 AcadianaMLS
• 2012-01-18 Listed $208,900 GSREIN
• 2012-01-18 Listed $208,900 AcadianaMLS
• 2011-10-14 Listed $208,900 GSREIN
• 2011-10-14 Listed $208,900 AcadianaMLS
• 2006-07-28 Sold (Public Records) $53,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $2,039 · -3.7% YoY. Source: county tax records.