2596 4th St · Slidell, LA 70458

$214,000

4 bd · 2.5 ba · 2,977 sqft · SingleFamily public records · 12 Days on market

Built 1965 Good condition 0.31 ac lot $72/sqft · 34% below area Est $320k · 33% under ↓ 14% since listing

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Olde Towne Slidell! This spacious home sits on a large, oversized lot with an impressive amount of depth and plenty of room to create your ideal outdoor space. Recent improvements include a new roof, foundation repairs, reattached gutters, and some new downspouts, providing a strong starting point for the next owner. The interior is ready for updates and offers excellent potential for those looking to renovate and add their personal touch. Interior improvements still needed include flooring, kitchen countertops and appliances, and paint throughout. One HVAC system currently has no power, and its condition & repair/replacement needs are unknown. Property is bank-owned and being offered as-is with no further repairs. Priced to reflect the condition and the opportunity to make it your own. Bring your vision and transform this spacious property into something special!

Key facts

• Large oversized lot
• Reattached gutters
• New downspouts

Tags

• LARGE OVERSIZED LOT
• NEW ROOF
• FOUNDATION REPAIRS
• REATTACHED GUTTERS
• NEW DOWNSPOUTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $214k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $214k).
• Cap rate 10.1% 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: Glynn H. Brock Elementary School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 320 students, 79% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 70% FRL vs 40% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 630 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,754/mo this rent would consume 45% of the median local household income ($73k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y 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 $174k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $214,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $320,014
• List price: $214,000
• Delta: -33.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Dewey Ave	0.26mi	4/3.0	3,291 (+10%)	9mo	$312,000	$95	61
2613 Carey St	0.32mi	4/3.0	2,849 (-4%)	19mo	$375,000	$132	60
2986 Palm Dr	0.83mi	4/3.0	2,951 (-1%)	12mo	$149,500	$51	51
143 Chamale Dr	0.87mi	4/3.0	3,083 (+4%)	14mo	$150,150	$49	46
1552 Broadmoor Dr	1.03mi	3/2.5 (-1)	2,873 (-4%)	11mo	$321,000	$112	45
37399 Lopez St	1.09mi	3/2.5 (-1)	2,761 (-7%)	6mo	$50,500	$18	43
3808 Thomas Dr	1.02mi	3/2.5 (-1)	2,621 (-12%)	6mo	$269,000	$103	35
102 Alberu St	0.84mi	4/2.5	2,587 (-13%)	12mo	$455,000	$176	33
3546 Walter Dr	0.96mi	3/3.0 (-1)	3,202 (+8%)	21mo	$310,000	$97	28
742 Michigan Ave	0.95mi	4/2.5	2,452 (-18%)	16mo	$208,000	$85	26

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $4,185
• Equity at exit: $31,908

10-year hold

• IRR: 9.9%
• Equity multiple: 1.71×
• Total profit: $42,601
• Equity at exit: $18,503

Cash invested: $59,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 1 under contract
• Months of supply: 60.0 mo (2%/mo absorbed)
• Median asking: $370,000 ($129/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70458

• Rents YoY: 1.5%
• Active inventory: 630
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $675

Break-even live

Break-even rent $1,899

Max offer price $214,000

Occupancy floor 70%

Sensitivity live

Price	-10% $796	-5% $735	+0% $675	+5% $614	+10% $554
Rent	-10% $457	-5% $566	+0% $675	+5% $784	+10% $892
Rate	-1.0pp $783	-0.5pp $729	base $675	+0.5pp $619	+1.0pp $563

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: $53,500
• Closing costs: $6,420
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2528 College St Slidell, LA	4.0	2.5	2500	$2,600	$1.04	6d	1	0.33mi
1549 Eastwood Dr Slidell, LA	5.0	2.5	2268	$2,600	$1.15	87d	1	1.09mi
3106 Little Pl Slidell, LA	3.0	3.0	3000	$4,900	$1.63	98d	1	1.43mi

Property features AI

Finance

• Other: Property listed by KELLER WILLIAMS REALTYListing agent: Lesha Freeland

Exterior

• Parking: DrivewayThree or more parking spaces
• Utilities: Public waterPublic sewer
• Home design: Single-story propertyRaised foundation
• Construction: Wood sidingAsphalt shingle roofFoundation structure supportRenovated with cosmetic changes (at least 50%) in 2018New roof in 2026Built/updated details provided
• Exterior features: City lotOversized lotLot dimensions approximately 70 x 208 x 71 x 207

Interior

• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heating with multiple heating unitsCentral air conditioning
• Interior features: Total of 9 roomsAverage condition

Listing history 50 events

1. 2026-09-23
   days on market $214,000 Active 12 DOM
2. 2026-09-22
   days on market $214,000 Active 11 DOM
3. 2026-09-21
   days on market $214,000 Active 10 DOM
4. 2026-09-20
   days on market $214,000 Active 9 DOM
5. 2026-09-19
   days on market $214,000 Active 8 DOM
6. 2026-09-18
   days on market $214,000 Active 7 DOM
7. 2026-09-17
   days on market $214,000 Active 6 DOM
8. 2026-09-16
   days on market $214,000 Active 5 DOM
9. 2026-09-15
   days on market $214,000 Active 4 DOM
10. 2026-09-14
    days on market $214,000 Active 3 DOM
11. 2026-09-13
    days on market $214,000 Active 2 DOM
12. 2026-09-12
    remarks 695-char remark
13. 2026-09-12
    pricedays on marketlisting id $214,000 Active 1 DOM
14. 2026-07-13
    days on market $214,900 Active 350 DOM
15. 2026-07-13
    days on market $214,900 Active 349 DOM
16. 2026-07-11
    days on market $214,900 Active 348 DOM
17. 2026-07-10
    days on market $214,900 Active 347 DOM
18. 2026-07-09
    days on market $214,900 Active 346 DOM
19. 2026-07-07
    days on market $214,900 Active 344 DOM
20. 2026-07-06
    days on market $214,900 Active 343 DOM
21. 2026-07-05
    days on market $214,900 Active 342 DOM
22. 2026-07-03
    days on market $214,900 Active 340 DOM
23. 2026-07-02
    days on market $214,900 Active 339 DOM
24. 2026-07-01
    days on market $214,900 Active 338 DOM
25. 2026-06-30
    days on market $214,900 Active 337 DOM
26. 2026-06-29
    days on market $214,900 Active 336 DOM
27. 2026-06-28
    days on market $214,900 Active 335 DOM
28. 2026-06-27
    days on market $214,900 Active 334 DOM
29. 2026-06-27
    days on market $214,900 Active 333 DOM
30. 2026-06-25
    days on market $214,900 Active 331 DOM
31. 2026-06-22
    days on market $214,900 Active 329 DOM
32. 2026-06-21
    days on market $214,900 Active 328 DOM
33. 2026-06-18
    days on market $214,900 Active 325 DOM
34. 2026-06-17
    days on market $214,900 Active 324 DOM
35. 2026-06-16
    days on market $214,900 Active 323 DOM
36. 2026-06-15
    days on market $214,900 Active 322 DOM
37. 2026-06-13
    days on market $214,900 Active 320 DOM
38. 2026-06-10
    days on market $214,900 Active 317 DOM
39. 2026-06-09
    days on market $214,900 Active 316 DOM
40. 2026-06-08
    days on market $214,900 Active 315 DOM
41. 2026-06-07
    days on market $214,900 Active 314 DOM
42. 2026-06-03
    days on market $214,900 Active 310 DOM
43. 2026-06-02
    days on market $214,900 Active 309 DOM
44. 2026-06-01
    days on market $214,900 Active 308 DOM
45. 2026-05-31
    days on market $214,900 Active 307 DOM
46. 2025-07-20
    listed $214,900 Active 659-char remark
47. 2025-07-20
    listed $214,900 Active 652-char remark
48. 2019-08-14
    soldstatus $173,500
49. 2019-08-09
    soldstatus $173,500 Closed
50. 2019-06-25
    status Pending

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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: $33,042
• − Mortgage interest: −$11,987
• − Property taxes: −$3,468
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − Depreciation: −$6,225
• Taxable income: $5,005
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $6,897/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $14,885–$44,655 screening

This charming 4-bedroom home in the heart of the Preservation District is in good condition with minimal repairs needed. Fresh paint and new flooring would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Resale Paint the interior walls — Updating the interior paint can make the home more appealing and fresh. ↑
• Both Install new flooring — New flooring can improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Glynn H. Brock Elementary School F LA #251/646 Nat'l #21,438/41,679 Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Property listed by KELLER WILLIAMS REALTYListing agent: Lesha Freeland

Exterior

• Parking: DrivewayThree or more parking spaces
• Utilities: Public waterPublic sewer
• Home design: Single-story propertyRaised foundation
• Construction: Wood sidingAsphalt shingle roofFoundation structure supportRenovated with cosmetic changes (at least 50%) in 2018New roof in 2026Built/updated details provided
• Exterior features: City lotOversized lotLot dimensions approximately 70 x 208 x 71 x 207

Interior

• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heating with multiple heating unitsCentral air conditioning
• Interior features: Total of 9 roomsAverage condition

Price history

-14.4% since first listed

23 events — show timeline

• 2026-09-10 Listed $214,000 GSREIN
• 2026-09-10 Listed $214,000 AcadianaMLS
• 2025-07-20 Listed $214,900 AcadianaMLS
• 2019-08-14 Sold (Public Records) $173,500 Public Records
• 2019-08-09 Sold (MLS) $173,500 GSREIN
• 2019-06-25 Pending — GSREIN
• 2019-06-14 Relisted — GSREIN
• 2019-03-29 Pending — GSREIN
• 2019-03-18 Listed $173,500 GSREIN
• 2019-03-18 Listed $173,500 AcadianaMLS
• 2018-11-26 Price Changed $173,500 GSREIN
• 2018-10-15 Price Changed $185,000 GSREIN
• 2018-10-02 Price Changed $195,000 GSREIN
• 2018-09-20 Price Changed $200,000 GSREIN
• 2018-09-18 Listed $173,500 AcadianaMLS
• 2018-07-09 Sold (Public Records) $160,000 Public Records
• 2018-07-06 Sold (MLS) $160,000 GSREIN
• 2018-06-12 Contingent — GSREIN
• 2018-05-29 Price Changed $160,000 GSREIN
• 2018-05-04 Price Changed $195,900 GSREIN
• 2018-04-12 Price Changed $234,900 GSREIN
• 2018-03-08 Listed $160,000 AcadianaMLS
• 2018-03-08 Listed $250,000 GSREIN

Property tax history

+2.0%/yr

Latest (2025): $3,468 · +27.1% YoY. Source: county tax records.