227 Vine St · Slidell, LA 70460

$129,500

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 111 Days on market

Built 1985 $145/sqft · 22% below area Est $170k · 24% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.0/10.0
• 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

Charming renovated 2-bedroom, 1.5-bath cottage in Slidell offering 910 living sq ft. This raised ranch features wood floors in the living room and bedrooms, a functional kitchen with tile flooring, dedicated office space, and a separate laundry room. Fresh cosmetic updates throughout provide a clean, move-in ready feel. Situated on a 60x120 lot near Airport Rd with central air and heat. Front room could be a 3rd bedroom. Great opportunity for a investor or first time home owner.

Key facts

• Functional kitchen
• Renovated cottage
• Wood floors

Tags

• RENOVATED COTTAGE
• WOOD FLOORS
• FUNCTIONAL KITCHEN
• DEDICATED OFFICE SPACE
• SEPARATE LAUNDRY ROOM
• FRESH COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (21.4% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $102k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 8.8% 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.
• Zoned schools: Henry Mayfield Elementary School (math 35% / reading 45%, grade F, #221 of 646 statewide, top 34%, 832 students, 60% FRL); Slidell Junior High School (math 25% / reading 47%, grade F, #84 of 218 statewide, top 41%, 823 students, 60% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 246 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $895 of loan paydown is wiped out by about $4k 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 111 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y 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 $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; major 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 $101,751 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.00% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (median comp): $169,613
• List price: $129,500
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.26×
• Total profit: $-26,872
• Equity at exit: $19,309

10-year hold

• IRR: -6.8%
• Equity multiple: 0.49×
• Total profit: $-18,407
• Equity at exit: $11,197

Cash invested: $36,260 (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: 246
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-157

Break-even live

Break-even rent $1,500

Max offer price $101,751

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-120	+0% $-157	+5% $-194	+10% $-230
Rent	-10% $-260	-5% $-208	+0% $-157	+5% $-106	+10% $-54
Rate	-1.0pp $-92	-0.5pp $-124	base $-157	+0.5pp $-191	+1.0pp $-225

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34649 Grantham College Dr Slidell, LA	2.0	1.5	1070	$900	$0.84	5d	1	1.00mi
100 Greenbrier Way Slidell, LA	1.0–3.0	1.0–2.5	1160	$1,618	$1.40	3d	21	1.16mi
1620 Beech St Slidell, LA	3.0	1.0	923	$1,100	$1.19	45d	1	1.18mi

Listing history 37 events

1. 2026-06-21
   days on market $129,500 Active 111 DOM
2. 2026-06-18
   days on market $129,500 Active 108 DOM
3. 2026-06-17
   days on market $129,500 Active 107 DOM
4. 2026-06-16
   days on market $129,500 Active 106 DOM
5. 2026-06-15
   days on market $129,500 Active 105 DOM
6. 2026-06-13
   days on market $129,500 Active 103 DOM
7. 2026-06-10
   days on market $129,500 Active 100 DOM
8. 2026-06-09
   days on market $129,500 Active 99 DOM
9. 2026-06-08
   days on market $129,500 Active 98 DOM
10. 2026-06-07
    days on market $129,500 Active 97 DOM
11. 2026-06-03
    days on market $129,500 Active 93 DOM
12. 2026-06-02
    days on market $129,500 Active 92 DOM
13. 2026-06-01
    days on market $129,500 Active 91 DOM
14. 2026-05-31
    days on market $129,500 Active 90 DOM
15. 2026-03-02
    listed $129,500 Active 483-char remark

    Show marketing remark (483 chars)

    Charming renovated 2-bedroom, 1.5-bath cottage in Slidell offering 910 living sq ft. This raised ranch features wood floors in the living room and bedrooms, a functional kitchen with tile flooring, dedicated office space, and a separate laundry room. Fresh cosmetic updates throughout provide a clean, move-in ready feel. Situated on a 60x120 lot near Airport Rd with central air and heat. Front room could be a 3rd bedroom. Great opportunity for a investor or first time home owner.

16. 2026-03-02
    listed $129,500 Active 483-char remark

    Show marketing remark (483 chars)

    Charming renovated 2-bedroom, 1.5-bath cottage in Slidell offering 910 living sq ft. This raised ranch features wood floors in the living room and bedrooms, a functional kitchen with tile flooring, dedicated office space, and a separate laundry room. Fresh cosmetic updates throughout provide a clean, move-in ready feel. Situated on a 60x120 lot near Airport Rd with central air and heat. Front room could be a 3rd bedroom. Great opportunity for a investor or first time home owner.

17. 2017-07-26
    soldstatus $89,900 Sold
18. 2017-06-14
    historical Pending Continue to Show
19. 2017-03-31
    status Active
20. 2017-02-14
    historical Pending Continue to Show
21. 2017-02-06
    listed $89,900 Active
22. 2017-02-06
    listed $89,900
23. 2016-06-02
    soldstatus $78,500
24. 2016-05-31
    soldstatus $78,500 Sold
25. 2016-04-24
    historical Pending Continue to Show
26. 2016-04-01
    listed $82,500 Active
27. 2016-04-01
    listed $82,500
28. 2010-07-25
    listed $89,900
29. 2010-07-25
    listed $89,900
30. 2006-06-14
    soldstatus $52,500
31. 2006-06-09
    soldstatus $52,500
32. 2006-05-03
    listed $55,000
33. 2006-05-03
    listed $55,000
34. 1997-12-03
    soldstatus $41,000
35. 1997-11-25
    soldstatus $41,000
36. 1997-04-18
    listed $42,900
37. 1997-04-18
    listed $42,900

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$412/yr (+$34/mo · 137.4%)

ⓘ 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 · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $15,608
• − Mortgage interest: −$7,254
• − Property taxes: −$300
• − Insurance: −$5,766
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,767
• Taxable loss: −$3,976
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $-931/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

+201.9% since first listed

23 events — show timeline

• 2026-03-02 Listed $129,500 AcadianaMLS
• 2026-03-02 Listed $129,500 GSREIN
• 2017-07-26 Sold (MLS) $89,900 GSREIN
• 2017-06-14 Contingent — GSREIN
• 2017-03-31 Relisted — GSREIN
• 2017-02-14 Contingent — GSREIN
• 2017-02-06 Listed $89,900 GSREIN
• 2017-02-06 Listed $89,900 AcadianaMLS
• 2016-06-02 Sold (Public Records) $78,500 Public Records
• 2016-05-31 Sold (MLS) $78,500 GSREIN
• 2016-04-24 Contingent — GSREIN
• 2016-04-01 Listed $82,500 GSREIN
• 2016-04-01 Listed $82,500 AcadianaMLS
• 2010-07-25 Listed $89,900 GSREIN
• 2010-07-25 Listed $89,900 AcadianaMLS
• 2006-06-14 Sold (Public Records) $52,500 Public Records
• 2006-06-09 Sold (MLS) $52,500 GSREIN
• 2006-05-03 Listed $55,000 GSREIN
• 2006-05-03 Listed $55,000 AcadianaMLS
• 1997-12-03 Sold (Public Records) $41,000 Public Records
• 1997-11-25 Sold (MLS) $41,000 GSREIN
• 1997-04-18 Listed $42,900 AcadianaMLS
• 1997-04-18 Listed $42,900 GSREIN

Property tax history

-11.2%/yr

Latest (2025): $300 · -3.5% YoY. Source: county tax records.