202 Almond Creek Rd · Slidell, LA 70461

$187,000

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 78 Days on market

Built 1983 $155/sqft · 12% below area Est $206k · 9% under

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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 +19.5/30.0
• ARV discount +11.7/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• 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

Don't pass up this Treasure of a Home that has been totally Painted on the interior. Spacious Kitchen with Wood Cabinets, New Dishwasher, New Range Oven, and New Sink. The Living Room has Cathedral Ceilings, Tile Floors, Ceiling Fan and has lots of light coming in. Oversized Dining Area. The Primary Bedroom has Private bath and Walk in closet. The guest bedrooms are Split on the other side of Living area. Attached Garage. Covered Patio, Large Fenced Yard. Easy Access to I10 into Mississippi or New Orleans. This home DID NOT FLOOD in Katrina. New Roof after Ida. Close to the Lake for Water Sports, Great Shopping nearby and Plenty of Restaurants.

Key facts

• Tile floors
• Spacious kitchen
• New range oven

Tags

• SPACIOUS KITCHEN
• NEW DISHWASHER
• NEW RANGE OVEN
• NEW SINK
• CATHEDRAL CEILINGS
• TILE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $169k (9.7% below list).
• Recommended offer: $169k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask is 17377% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $99k; list at $187k implies a 89% 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; 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 $168,793 (9.7% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $206,397
• List price: $187,000
• Delta: -9.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Almond Creek Rd	0.09mi	3/2.0	1,194 (-1%)	10mo	$115,500	$97	86
130 Trafalgar Sq	0.21mi	3/2.0	1,136 (-6%)	1mo	$166,000	$146	79
323 Almond Creek Rd	0.19mi	3/2.0	1,326 (+10%)	4mo	$89,980	$68	72
57360 Cedar Ave	0.59mi	3/2.0	1,231 (+2%)	1mo	$185,900	$151	68
2029 Wellington Ln	0.37mi	3/2.0	1,350 (+12%)	1mo	$155,000	$115	62
57368 Oak Ave	0.51mi	3/2.0	1,150 (-5%)	9mo	$195,000	$170	60
57343 Brookter Rd	0.47mi	3/2.0	1,306 (+8%)	6mo	$118,000	$90	60
57274 Cedar Ave	0.48mi	3/2.0	1,328 (+10%)	6mo	$179,900	$135	56
134 Foxbriar Ct	0.36mi	4/2.0 (+1)	1,335 (+10%)	7mo	$188,500	$141	55
57288 Beech Ave	0.54mi	3/2.0	1,302 (+8%)	11mo	$124,500	$96	53
57343 Lillian Dr	0.73mi	3/2.0	1,318 (+9%)	1mo	$190,000	$144	50
57453 Cedar Ave	0.75mi	3/2.0	1,371 (+14%)	3mo	$232,500	$170	40

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-23,207
• Equity at exit: $27,882

10-year hold

• IRR: -5.3%
• Equity multiple: 0.68×
• Total profit: $-17,001
• Equity at exit: $16,168

Cash invested: $52,360 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$981
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$78
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $146

Break-even live

Break-even rent $1,503

Max offer price $187,000

Occupancy floor 86%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Brookter St Slidell, LA	3.0	2.0	1027	$1,650	$1.61	3d	1	0.36mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	44d	1	0.38mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	44d	1	0.48mi
57389 Brookter Rd Slidell, LA	2.0	1.0	971	$1,200	$1.24	20d	1	0.55mi
1000 Clairise Ct Slidell, LA	3.0	2.0	1319	$1,900	$1.44	44d	1	0.61mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	12d	1	0.64mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	17d	1	0.64mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	14d	1	0.64mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	3d	1	0.79mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	2d	46	0.90mi
141 Hoover Dr Unit 224 Slidell, LA	2.0	1.0	775	$1,299	$1.68	3d	1	0.94mi
141 Hoover Dr Unit 105 Slidell, LA	2.0	1.0	775	$1,375	$1.77	44d	1	0.95mi
141 Hoover Dr Unit 222 Slidell, LA	2.0	1.0	775	$1,299	$1.68	44d	1	0.95mi
141 Hoover Dr Apt 111 Slidell, LA	2.0	1.0	775	$1,325	$1.71	44d	1	0.95mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	1.05mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	1.26mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	44d	1	1.42mi
1731 Mary Dr Slidell, LA	3.0	2.0	1200	$1,650	$1.38	3d	1	1.43mi

Listing history 13 events

1. 2026-04-15
   historical $1,070
2. 2026-04-11
   listed $1,070
3. 2026-03-07
   listed $187,000 Active 652-char remark

   Show marketing remark (653 chars)

   Don't pass up this Treasure of a Home that has been totally Painted on the interior. Spacious Kitchen with Wood Cabinets, New Dishwasher, New Range Oven, and New Sink. The Living Room has Cathedral Ceilings, Tile Floors, Ceiling Fan and has lots of light coming in. Oversized Dining Area. The Primary Bedroom has Private bath and Walk in closet. The guest bedrooms are Split on the other side of Living area. Attached Garage. Covered Patio, Large Fenced Yard. Easy Access to I10 into Mississippi or New Orleans. This home DID NOT FLOOD in Katrina. New Roof after Ida. Close to the Lake for Water Sports, Great Shopping nearby and Plenty of Restaurants.

4. 2026-03-07
   listed $187,000 Active 653-char remark

   Show marketing remark (653 chars)

   Don't pass up this Treasure of a Home that has been totally Painted on the interior. Spacious Kitchen with Wood Cabinets, New Dishwasher, New Range Oven, and New Sink. The Living Room has Cathedral Ceilings, Tile Floors, Ceiling Fan and has lots of light coming in. Oversized Dining Area. The Primary Bedroom has Private bath and Walk in closet. The guest bedrooms are Split on the other side of Living area. Attached Garage. Covered Patio, Large Fenced Yard. Easy Access to I10 into Mississippi or New Orleans. This home DID NOT FLOOD in Katrina. New Roof after Ida. Close to the Lake for Water Sports, Great Shopping nearby and Plenty of Restaurants.

5. 2025-07-27
   listed $193,000 Active
6. 2005-05-13
   soldstatus $99,000
7. 2005-05-11
   soldstatus $99,000
8. 2005-02-10
   listed $103,900
9. 2005-02-10
   listed $103,900
10. 2003-06-03
    soldstatus $93,300
11. 2003-05-22
    soldstatus $93,300
12. 2003-03-13
    listed $89,900
13. 2003-03-13
    listed $89,900

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$276/yr (+$23/mo · 36.6%)

ⓘ 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 · 85% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $20,255
• − Mortgage interest: −$10,475
• − Property taxes: −$753
• − Insurance: −$1,732
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,440
• Taxable loss: −$1,386
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $2,081/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

-98.8% since first listed

13 events — show timeline

• 2026-04-15 Rental Removed $1,070 RENTSPREE
• 2026-04-11 Listed for Rent $1,070 RENTSPREE
• 2026-03-07 Listed $187,000 GSREIN
• 2026-03-07 Listed $187,000 AcadianaMLS
• 2025-07-27 Listed $193,000 AcadianaMLS
• 2005-05-13 Sold (Public Records) $99,000 Public Records
• 2005-05-11 Sold (MLS) $99,000 GSREIN
• 2005-02-10 Listed $103,900 AcadianaMLS
• 2005-02-10 Listed $103,900 GSREIN
• 2003-06-03 Sold (Public Records) $93,300 Public Records
• 2003-05-22 Sold (MLS) $93,300 GSREIN
• 2003-03-13 Listed $89,900 GSREIN
• 2003-03-13 Listed $89,900 AcadianaMLS

Property tax history

-5.2%/yr

Latest (2025): $753 · -3.8% YoY. Source: county tax records.