1103 Maine Ave · Slidell, LA 70458

$149,000

4 bd · 2.0 ba · 2,063 sqft · SingleFamily public records · 205 Days on market

Built 1976 0.43 ac lot Est $221k · 33% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

Key facts

• Quiet cul-de-sac
• Light-filled sunroom
• Tree-lined backyard

Tags

• QUIET CUL-DE-SAC
• SPACIOUS DINING AREA
• LIGHT-FILLED SUNROOM
• TREE-LINED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Florida Avenue Elementary School (math 26% / reading 36%, grade F, #321 of 646 statewide, top 50%, 492 students, 66% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 49% district-wide (-15 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); 489 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 35% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $220,741
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1558 Monaco Dr	0.12mi	4/2.0	1,971 (-4%)	9mo	$195,000	$99	80
622 Pennsylvania Ave	0.43mi	3/2.5 (-1)	2,029 (-2%)	8mo	$217,010	$107	63
1352 Ninth St	0.42mi	3/2.0 (-1)	2,199 (+7%)	2mo	$194,000	$88	63
1736 11th St	0.19mi	3/2.0 (-1)	1,857 (-10%)	9mo	$190,000	$102	62
1502 Fernwood Dr	0.54mi	4/2.0	1,958 (-5%)	6mo	$229,500	$117	61
1408 Fernwood Dr	0.52mi	4/2.0	1,893 (-8%)	4mo	$229,000	$121	59
1414 Englewood Dr	0.46mi	4/2.0	1,865 (-10%)	8mo	$260,000	$139	56
1555 7th St	0.49mi	4/2.0	1,839 (-11%)	7mo	$225,000	$122	54
1510 5th St	0.59mi	3/2.0 (-1)	1,753 (-15%)	1mo	$230,000	$131	42
2142 Park Dr	0.67mi	4/2.0	1,782 (-14%)	11mo	$175,000	$98	37
620 Dale Dr	0.71mi	3/2.0 (-1)	1,771 (-14%)	4mo	$190,000	$107	35
1000 Rue Toulouse	0.68mi	5/2.5 (+1)	2,344 (+14%)	12mo	$200,000	$85	28

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: 9.7%
• Equity multiple: 1.37×
• Total profit: $15,621
• Equity at exit: $22,216

10-year hold

• IRR: 17.5%
• Equity multiple: 2.35×
• Total profit: $56,252
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$781
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $674

Break-even live

Break-even rent $1,245

Max offer price $149,000

Occupancy floor 63%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	0.08mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	24d	1	0.28mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	0.35mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	44d	1	0.55mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.67mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.67mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	0.68mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	1.08mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	1.11mi
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	24d	1	1.15mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	1.17mi
96 Chamale Cv Slidell, LA	3.0	2.5	1432	$1,500	$1.05	44d	1	1.21mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	44d	1	1.42mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	44d	1	1.42mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	1.48mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	1.48mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	44d	1	1.49mi

Listing history 15 events

1. 2026-01-20
   status Pending
2. 2025-12-31
   price $149,000 623-char remark

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

3. 2025-12-31
   price $149,000

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

4. 2025-10-22
   price $169,000 623-char remark

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

5. 2025-10-22
   price $169,000

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

6. 2025-09-07
   price $179,000 623-char remark

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

7. 2025-09-07
   price $179,000

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

8. 2025-06-29
   listed $189,000 Active 623-char remark

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

9. 2025-06-29
   listed $189,000 Active

   Show marketing remark (623 chars)

   ATTENTION INVESTORS & FLIPPERS! This 4-bedroom, 2-bath property at 1103 Maine Ave is a true value-add opportunity priced to sell and ready for a full renovation. Featuring a spacious dining area and enclosed sunroom, the layout offers multiple possibilities to reconfigure and maximize resale potential. Located between Gause Blvd and Fremaux Blvd, this central Slidell location provides strong upside for resale or rental once renovated. Property needs significant repairs and updates, sold AS IS with no repairs by seller, as the property is priced to reflect this. There is ability to capitalize on this opportunity!

10. 2000-05-30
    soldstatus $126,500
11. 2000-03-27
    listed $129,950
12. 2000-03-27
    listed $129,950
13. 1997-05-30
    soldstatus $115,000
14. 1997-03-22
    listed $118,700
15. 1997-03-22
    listed $118,700

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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: $25,181
• − Mortgage interest: −$8,346
• − Property taxes: −$1,680
• − Insurance: −$745
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$4,335
• Taxable income: $6,046
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $6,640/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

+25.5% since first listed

15 events — show timeline

• 2026-01-20 Pending — GSREIN
• 2025-12-31 Price Changed $149,000 AcadianaMLS
• 2025-12-31 Price Changed $149,000 GSREIN
• 2025-10-22 Price Changed $169,000 AcadianaMLS
• 2025-10-22 Price Changed $169,000 GSREIN
• 2025-09-07 Price Changed $179,000 AcadianaMLS
• 2025-09-07 Price Changed $179,000 GSREIN
• 2025-06-29 Listed $189,000 GSREIN
• 2025-06-29 Listed $189,000 AcadianaMLS
• 2000-05-30 Sold (MLS) $126,500 GSREIN
• 2000-03-27 Listed $129,950 GSREIN
• 2000-03-27 Listed $129,950 AcadianaMLS
• 1997-05-30 Sold (MLS) $115,000 GSREIN
• 1997-03-22 Listed $118,700 AcadianaMLS
• 1997-03-22 Listed $118,700 GSREIN

Property tax history

-1.9%/yr

Latest (2025): $1,680 · -6.8% YoY. Source: county tax records.