37598 Lopez St · Slidell, LA 70458

$114,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 70 Days on market

Built 2006 0.35 ac lot Est $165k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Freddie Mac First Look Initiative through 12/12/2025.

Key facts

• 0.35 acre lot
• Built 2006
• Listed 70 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home
• Construction: Raised foundation; Shingle roof
• Exterior features: Outside city limits; Rectangular lot; Lot dimensions approximately 125x125

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 (+1.5%/yr); 489 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $794 of loan paydown is wiped out by about $3k 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 + 1.5% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y 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.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $165,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37598 Lopez St	0.00mi	3/2.0	1,580 (+1%)	1mo	$110,000	$70	97
3542 Peachtree St	0.45mi	3/2.0	1,556 (-0%)	9mo	$165,000	$106	71
505 W Howze Beach Rd	0.34mi	3/2.0	1,402 (-10%)	1mo	$83,500	$60	66
3580 City Dr	0.25mi	3/2.0	1,340 (-14%)	6mo	$138,000	$103	60
931 Hailey Ave	0.57mi	3/2.0	1,445 (-7%)	2mo	$141,000	$98	59
38140 Cleveland St	0.67mi	3/2.0	1,471 (-6%)	1mo	$280,000	$190	58
837 Pine Tree St	0.62mi	4/2.0 (+1)	1,676 (+7%)	1mo	$159,900	$95	53
389 Hickory Dr	0.72mi	2/2.0 (-1)	1,612 (+3%)	9mo	$195,000	$121	48
760 Abney Dr	0.69mi	3/2.0	1,691 (+8%)	7mo	$220,000	$130	48
202 Megan Ln	0.72mi	3/2.0	1,770 (+14%)	3mo	$289,900	$164	42
3837 Coventry St	0.66mi	3/2.0	1,750 (+12%)	9mo	$190,000	$109	41
2872 Slidell Ave	0.74mi	3/1.0	1,338 (-14%)	1mo	$139,000	$104	37

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: 15.3%
• Equity multiple: 1.60×
• Total profit: $19,435
• Equity at exit: $17,132

10-year hold

• IRR: 22.9%
• Equity multiple: 2.83×
• Total profit: $58,847
• Equity at exit: $9,934

Cash invested: $32,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$603
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $639

Break-even live

Break-even rent $913

Max offer price $114,900

Occupancy floor 58%

Sensitivity live

Price	-10% $704	-5% $671	+0% $639	+5% $606	+10% $574
Rent	-10% $503	-5% $571	+0% $639	+5% $707	+10% $775
Rate	-1.0pp $697	-0.5pp $668	base $639	+0.5pp $609	+1.0pp $579

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	44d	1	0.42mi
901 Old Spanish Trl Slidell, LA	2.0	1.5	1070	$1,120	$1.05	12d	1	0.50mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	3d	46	0.68mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	4d	1	0.70mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	24d	1	0.79mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	44d	1	0.85mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	3d	31	0.87mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	24d	1	1.03mi
1409 Ellingsworth Dr Slidell, LA	4.0	2.0	1950	$2,000	$1.03	44d	1	1.09mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	44d	1	1.20mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	44d	1	1.21mi
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	24d	1	1.23mi
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	22d	1	1.25mi
301 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	880	$1,502	$1.71	4d	8	1.34mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	4d	1	1.38mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	44d	1	1.40mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	44d	1	1.48mi

Listing history 21 events

1. 2026-05-01
   status Pending 53-char remark

   Show marketing remark (53 chars)

   Freddie Mac First Look Initiative through 12/12/2025.

2. 2026-05-01
   status Pending

   Show marketing remark (53 chars)

   Freddie Mac First Look Initiative through 12/12/2025.

3. 2026-04-01
   status Active 53-char remark

   Show marketing remark (53 chars)

   Freddie Mac First Look Initiative through 12/12/2025.

4. 2026-04-01
   status Active

   Show marketing remark (53 chars)

   Freddie Mac First Look Initiative through 12/12/2025.

5. 2025-12-22
   status Pending
6. 2025-11-12
   listed $114,900 Active 53-char remark

   Show marketing remark (53 chars)

   Freddie Mac First Look Initiative through 12/12/2025.

7. 2025-11-12
   listed $114,900 Active

   Show marketing remark (53 chars)

   Freddie Mac First Look Initiative through 12/12/2025.

8. 2025-09-16
   soldstatus $125,000
9. 2019-11-06
   soldstatus $161,000 Closed
10. 2019-10-10
    status Pending
11. 2019-09-24
    status Active
12. 2019-09-17
    status Pending
13. 2019-09-13
    status Active
14. 2019-09-09
    status Pending
15. 2019-09-04
    listed $159,900
16. 2019-09-04
    listed $159,900 Active
17. 2015-09-21
    soldstatus $115,000
18. 2015-09-18
    soldstatus $115,000 Sold
19. 2015-08-31
    status Under Contract
20. 2015-07-30
    listed $110,000 Active
21. 2015-07-30
    listed $110,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,654
• − Mortgage interest: −$6,436
• − Property taxes: −$847
• − Insurance: −$574
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$3,343
• Taxable income: $6,150
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $6,189/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): 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

+4.5% since first listed

21 events — show timeline

• 2026-05-01 Pending — AcadianaMLS
• 2026-05-01 Pending — GSREIN
• 2026-04-01 Relisted — AcadianaMLS
• 2026-04-01 Relisted — GSREIN
• 2025-12-22 Pending — GSREIN
• 2025-11-12 Listed $114,900 GSREIN
• 2025-11-12 Listed $114,900 AcadianaMLS
• 2025-09-16 Sold (Public Records) $125,000 Public Records
• 2019-11-06 Sold (MLS) $161,000 GSREIN
• 2019-10-10 Pending — GSREIN
• 2019-09-24 Relisted — GSREIN
• 2019-09-17 Pending — GSREIN
• 2019-09-13 Relisted — GSREIN
• 2019-09-09 Pending — GSREIN
• 2019-09-04 Listed $159,900 GSREIN
• 2019-09-04 Listed $159,900 AcadianaMLS
• 2015-09-21 Sold (Public Records) $115,000 Public Records
• 2015-09-18 Sold (MLS) $115,000 GSREIN
• 2015-08-31 Pending — GSREIN
• 2015-07-30 Listed $110,000 GSREIN
• 2015-07-30 Listed $110,000 AcadianaMLS

Property tax history

-5.6%/yr

Latest (2025): $847 · -3.8% YoY. Source: county tax records.