224 Brian Dr · Slidell, LA 70458

$179,000

3 bd · 2.0 ba · 1,371 sqft · SingleFamily public records · 35 Days on market

Built 1975 9,147 sqft lot Est $170k · 5% over

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Why this score? — see what drove the D+ 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 +19.4/30.0
• DSCR +6.1/10.0
• ARV discount +5.1/15.0
• 1% rule +4.3/10.0
• 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 MLS

Welcome to this well-maintained 3-bedroom, 2-bath brick home located in Forest Glen Subdivision. This property offers a functional layout, fresh interior paint, and flexible living spaces to suit a variety of needs. In addition to the three bedrooms, the home includes a dedicated office that can also serve as a fourth bedroom, hobby room, or additional flex space. Spacious living areas provide comfort for everyday living and entertaining, while the brick exterior offers timeless curb appeal and low-maintenance durability. The roof was replaced in 2023, providing added peace of mind. The property is located in Flood Zone X (per current maps) and is ready for its next owner to move in and make it their own. Schedule your private showing today to see all this home has to offer.

Key facts

• Brick home
• Dedicated office
• Roof replaced

Tags

• BRICK HOME
• DEDICATED OFFICE
• FLEXIBLE LIVING SPACES
• SPACIOUS LIVING AREAS
• LOW-MAINTENANCE DURABILITY
• ROOF REPLACED

Property features AI

Exterior

• Parking: Attached garage with two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Average condition; Slab foundation
• Construction: Shingle roof; Brick exterior; Built on slab foundation
• Exterior features: Chain-link or wood fence (fenced yard); Concrete patio; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total of 6 rooms (bedroom count not specified separately)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $198 ($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 $166k (7.0% below list).
• Recommended offer: $166k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 (+1.5%/yr); 489 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,448 (7.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $170,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Chantilly Ln	0.27mi	3/2.0	1,300 (-5%)	2mo	$199,000	$153	77
218 William Dr	0.34mi	3/2.0	1,387 (+1%)	9mo	$190,000	$137	75
210 Anthony Dr	0.25mi	4/2.0 (+1)	1,448 (+6%)	2mo	$204,000	$141	72
220 Brian Dr	0.03mi	3/2.0	1,550 (+13%)	6mo	$189,000	$122	72
206 Brian Dr	0.14mi	3/2.0	1,561 (+14%)	2mo	$170,000	$109	68
249 Hummingbird Ln	0.56mi	3/2.0	1,382 (+1%)	6mo	$213,500	$154	67
252 Oriole Dr	0.43mi	3/1.5	1,232 (-10%)	2mo	$136,000	$110	59
206 Canberra Ct	0.57mi	3/2.0	1,500 (+9%)	1mo	$130,000	$87	57
507 Driftwood Cir	0.45mi	3/2.0	1,540 (+12%)	3mo	$95,000	$62	56
289 Audubon Dr	0.66mi	3/1.5	1,323 (-4%)	6mo	$163,500	$124	56
218 Mockingbird Ln	0.49mi	3/1.5	1,200 (-12%)	8mo	$122,500	$102	47
374 E Suncrest Loop	0.72mi	3/2.0	1,500 (+9%)	8mo	$208,763	$139	44

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-18,941
• Equity at exit: $26,689

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-10,463
• Equity at exit: $15,477

Cash invested: $50,120 (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 70458

• Rents YoY: 1.5%
• Active inventory: 489
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$939
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $198

Break-even live

Break-even rent $1,413

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $300	-5% $249	+0% $198	+5% $148	+10% $97
Rent	-10% $67	-5% $133	+0% $198	+5% $264	+10% $330
Rate	-1.0pp $289	-0.5pp $244	base $198	+0.5pp $152	+1.0pp $105

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	0.47mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	0.47mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	0.53mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	0.53mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	0.62mi
250 Brownswitch Rd Apt 193 Slidell, LA	2.0	1.5	1025	$1,195	$1.17	11d	1	0.64mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	0.67mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	4d	1	0.71mi
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	44d	1	0.81mi
1513 Savannah Dr Slidell, LA	2.0	1.5	1000	$1,150	$1.15	4d	1	0.85mi
1500 Richmond Dr Slidell, LA	2.0	2.0	1137	$1,250	$1.10	4d	1	0.88mi
1536 Richmond Dr Slidell, LA	2.0	1.5	958	$1,150	$1.20	24d	1	0.93mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	0.96mi
932 Asheville Dr Slidell, LA	2.0	1.5	1220	$1,225	$1.00	4d	1	0.98mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	44d	1	1.01mi
908 Asheville Dr Slidell, LA	2.0	1.0	1000	$1,350	$1.35	11d	1	1.04mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	44d	1	1.19mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	44d	1	1.25mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.31mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	44d	1	1.37mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	4d	1	1.39mi
943 N Magnolia St Slidell, LA	2.0	2.0	900	$1,000	$1.11	4d	1	1.44mi
736 N Walnut St Slidell, LA	3.0	1.5	983	$1,100	$1.12	24d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   statusdays on market $179,000 Active Under Contract 35 DOM
2. 2026-06-18
   days on market $179,000 Active 32 DOM
3. 2026-06-17
   days on market $179,000 Active 31 DOM
4. 2026-06-16
   days on market $179,000 Active 30 DOM
5. 2026-06-15
   pricestatus $179,000 Active 29 DOM
6. 2026-06-15
   days on market $189,000 Active Under Contract 29 DOM
7. 2026-06-13
   statusdays on market $189,000 Active Under Contract 27 DOM
8. 2026-06-10
   days on market $189,000 Active 24 DOM
9. 2026-06-09
   days on market $189,000 Active 23 DOM
10. 2026-06-08
    days on market $189,000 Active 22 DOM
11. 2026-06-07
    statusdays on market $189,000 Active 21 DOM
12. 2026-06-03
    days on market $189,000 Active Under Contract 17 DOM
13. 2026-06-02
    days on market $189,000 Active Under Contract 16 DOM
14. 2026-06-01
    days on market $189,000 Active Under Contract 15 DOM
15. 2026-05-31
    days on market $189,000 Active Under Contract 14 DOM
16. 2026-05-16
    listed $189,000 Active

    Show marketing remark (785 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath brick home located in Forest Glen Subdivision. This property offers a functional layout, fresh interior paint, and flexible living spaces to suit a variety of needs. In addition to the three bedrooms, the home includes a dedicated office that can also serve as a fourth bedroom, hobby room, or additional flex space. Spacious living areas provide comfort for everyday living and entertaining, while the brick exterior offers timeless curb appeal and low-maintenance durability. The roof was replaced in 2023, providing added peace of mind. The property is located in Flood Zone X (per current maps) and is ready for its next owner to move in and make it their own. Schedule your private showing today to see all this home has to offer.

17. 2026-05-16
    listed $189,000 Active 785-char remark

    Show marketing remark (785 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath brick home located in Forest Glen Subdivision. This property offers a functional layout, fresh interior paint, and flexible living spaces to suit a variety of needs. In addition to the three bedrooms, the home includes a dedicated office that can also serve as a fourth bedroom, hobby room, or additional flex space. Spacious living areas provide comfort for everyday living and entertaining, while the brick exterior offers timeless curb appeal and low-maintenance durability. The roof was replaced in 2023, providing added peace of mind. The property is located in Flood Zone X (per current maps) and is ready for its next owner to move in and make it their own. Schedule your private showing today to see all this home has to offer.

18. 2022-08-19
    soldstatus $165,000 Closed 273-char remark

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

19. 2022-08-19
    soldstatus $165,000

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

20. 2022-07-18
    status Pending 273-char remark

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

21. 2022-07-09
    status Active 273-char remark

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

22. 2022-06-30
    status Pending 273-char remark

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

23. 2022-06-23
    listed $195,000 Active 273-char remark

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

24. 2022-06-23
    listed $195,000

    Show marketing remark (273 chars)

    3 Bedroom/2 bath home with a two-car garage, no carpet, a large custom-built shed, and a fenced yard. Home is centrally located in Slidell, in a high-demand school district with multiple ways of access to interstates, restaurants, grocery stores, and shopping minutes away.

25. 2004-06-14
    soldstatus $108,000
26. 2004-06-09
    soldstatus $108,000
27. 2004-03-15
    listed $112,500
28. 2004-03-15
    listed $112,500

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,239 · $103/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 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $19,974
• − Mortgage interest: −$10,027
• − Property taxes: −$1,239
• − Insurance: −$895
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,207
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,523/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

• Census place: Slidell, LA
• County: Saint Tammany Parish · 228,296 people
• City population: 95,511
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,034
• Household income: $72,843
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1331.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 10% Hispanic / Latino 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 15% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -173.60%
• Current HPI: 147.4749
• Rent YoY: ▲ 1.47%
• 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

+68.0% since first listed

13 events — show timeline

• 2026-05-16 Listed $189,000 AcadianaMLS
• 2026-05-16 Listed $189,000 GSREIN
• 2022-08-19 Sold (Public Records) $165,000 Public Records
• 2022-08-19 Sold (MLS) $165,000 GSREIN
• 2022-07-18 Pending — GSREIN
• 2022-07-09 Relisted — GSREIN
• 2022-06-30 Pending — GSREIN
• 2022-06-23 Listed $195,000 AcadianaMLS
• 2022-06-23 Listed $195,000 GSREIN
• 2004-06-14 Sold (Public Records) $108,000 Public Records
• 2004-06-09 Sold (MLS) $108,000 GSREIN
• 2004-03-15 Listed $112,500 GSREIN
• 2004-03-15 Listed $112,500 AcadianaMLS

Property tax history

-4.1%/yr

Latest (2025): $1,239 · -7.8% YoY. Source: county tax records.