263 Audubon Dr · Slidell, LA 70458

$200,000

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 41 Days on market

Built 1970 8,276 sqft lot $112/sqft · 13% below area Est $215k · 7% 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 +18.7/30.0
• ARV discount +10.7/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• 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

Location great for commuting. Minutes to I-10, I-12 and I-59. Everything you need nearby, including hospitals, restaurants, and plenty of shopping. Corner lot with covered front porch and rear patio. Large den and dining room, no carpet, new flooring to dining room and bath. Bonus room. Gas cooktop and all the remaining appliances, including refrigerator, washer and dryer. Large walk-in pantry and laundry room. Fenced yard with shed or workshop.

Key facts

• Covered front porch
• Large den
• New flooring

Tags

• CORNER LOT
• COVERED FRONT PORCH
• REAR PATIO
• LARGE DEN
• DINING ROOM
• NEW FLOORING

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Central heating; Central air conditioning
• Home design: Single-story; Excellent condition
• Construction: Brick and wood siding construction; Shingle roof; Slab foundation; Built on a corner city lot (approx. 82 x 115)
• Exterior features: Fenced yard; Porch; Covered concrete porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 11
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Pantry; Cable TV; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

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 $182k (9.0% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 41 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $200k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,903 (9.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.91% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $215,114
• List price: $200,000
• Delta: -7.03%
• 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
1425 Constitution Dr	0.25mi	3/2.0	1,790 (+1%)	2mo	$297,000	$166	86
412 Briargrove Dr	0.36mi	4/2.0 (+1)	1,739 (-2%)	4mo	$245,000	$141	71
331 Thames Dr	0.34mi	3/2.0	1,594 (-10%)	2mo	$202,000	$127	65
409 Rustling Pine Dr	0.35mi	3/2.0	1,580 (-11%)	1mo	$219,000	$139	64
209 Driftwood Cir	0.64mi	3/2.0	1,822 (+2%)	3mo	$244,900	$134	64
128 Dijon Dr	0.47mi	4/2.0 (+1)	1,675 (-6%)	1mo	$205,000	$122	63
424 Broken Bough Dr	0.53mi	4/2.0 (+1)	1,870 (+5%)	4mo	$250,000	$134	59
416 Cardinal Dr	0.40mi	3/2.0	1,550 (-13%)	4mo	$189,000	$122	57
110 Fountain Dr	0.53mi	4/2.5 (+1)	1,898 (+7%)	1mo	$185,000	$97	56
436 Pine Shadows Dr	0.54mi	3/2.0	1,600 (-10%)	4mo	$248,000	$155	55
206 Brian Dr	0.69mi	3/2.0	1,561 (-12%)	2mo	$170,000	$109	46
1501 Rue Chartres St	0.46mi	4/2.0 (+1)	2,037 (+14%)	4mo	$290,000	$142	46

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-22,611
• Equity at exit: $29,821

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-14,665
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $198

Break-even live

Break-even rent $1,568

Max offer price $200,000

Occupancy floor 84%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 Rue Rochelle Slidell, LA	2.0	1.5	1500	$1,200	$0.80	43d	1	0.24mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	23d	1	0.28mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	43d	1	0.28mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	23d	1	0.32mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.48mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	2d	1	0.48mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	43d	1	0.48mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	3d	1	0.52mi
1011 Rue Bordeaux Slidell, LA	4.0	2.0	2268	$2,000	$0.88	2d	1	0.52mi
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	14d	1	0.62mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	43d	1	0.68mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	21d	1	0.80mi
102 N Dabney Dr Slidell, LA	3.0	2.0	2432	$2,800	$1.15	15d	1	0.85mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	43d	1	0.89mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	3d	1	0.90mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.08mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	43d	1	1.12mi
39344 Rosalind Dr Slidell, LA	3.0	2.0	1500	$2,400	$1.60	43d	1	1.17mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	16d	1	1.20mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	3d	1	1.26mi
3517 Meadow Lake Dr W Slidell, LA	3.0	2.0	1931	$2,200	$1.14	43d	1	1.27mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	43d	1	1.30mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	43d	1	1.32mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	23d	1	1.40mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	2d	1	1.46mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	43d	1	1.46mi

Listing history 16 events

1. 2026-06-16
   statusdays on market $200,000 Pending 41 DOM

   Show marketing remark (449 chars)

   Location great for commuting. Minutes to I-10, I-12 and I-59. Everything you need nearby, including hospitals, restaurants, and plenty of shopping. Corner lot with covered front porch and rear patio. Large den and dining room, no carpet, new flooring to dining room and bath. Bonus room. Gas cooktop and all the remaining appliances, including refrigerator, washer and dryer. Large walk-in pantry and laundry room. Fenced yard with shed or workshop.

2. 2026-06-15
   days on market $200,000 Active 40 DOM
3. 2026-06-13
   days on market $200,000 Active 38 DOM
4. 2026-06-10
   days on market $200,000 Active 35 DOM
5. 2026-06-09
   days on market $200,000 Active 34 DOM
6. 2026-06-08
   days on market $200,000 Active 33 DOM
7. 2026-06-07
   statusdays on market $200,000 Active 32 DOM
8. 2026-04-28
   listed $219,000 Active 449-char remark

   Show marketing remark (449 chars)

   Location great for commuting. Minutes to I-10, I-12 and I-59. Everything you need nearby, including hospitals, restaurants, and plenty of shopping. Corner lot with covered front porch and rear patio. Large den and dining room, no carpet, new flooring to dining room and bath. Bonus room. Gas cooktop and all the remaining appliances, including refrigerator, washer and dryer. Large walk-in pantry and laundry room. Fenced yard with shed or workshop.

9. 2026-04-28
   listed $219,000 Active 449-char remark

   Show marketing remark (449 chars)

   Location great for commuting. Minutes to I-10, I-12 and I-59. Everything you need nearby, including hospitals, restaurants, and plenty of shopping. Corner lot with covered front porch and rear patio. Large den and dining room, no carpet, new flooring to dining room and bath. Bonus room. Gas cooktop and all the remaining appliances, including refrigerator, washer and dryer. Large walk-in pantry and laundry room. Fenced yard with shed or workshop.

10. 2016-03-04
    soldstatus $132,000 Sold

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

11. 2016-03-04
    soldstatus $132,000

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

12. 2016-02-10
    historical Pending Continue to Show

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

13. 2016-01-26
    status Active

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

14. 2016-01-05
    historical Pending Continue to Show

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

15. 2015-12-16
    listed $139,500 Active

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

16. 2015-12-16
    listed $139,500

    Show marketing remark (506 chars)

    Newly renovated home centrally located with easy access to I-10, I-12, restaurants, businesses and hospitals. Fresh paint throughout. New laminate floors in den and hall, new AC/heater, kitchen has new appliances including gas range, cabinets, counter tops, everything brand new in guest bath. Huge laundry room. Fireplace can be wood burning or gas. Wet bar off of covered back patio-great for entertaining! Corner lot, fenced backyard, shed, side yard entrance for boat or RV. No flooding! Move-in ready!

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,281 · $107/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 5/10 Major 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $21,828
• − Mortgage interest: −$11,203
• − Property taxes: −$1,281
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,818
• Taxable loss: −$967
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,609/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

+43.4% since first listed

17 events — show timeline

• 2026-06-16 Pending — AcadianaMLS
• 2026-06-16 Pending — GSREIN
• 2026-06-05 Relisted — AcadianaMLS
• 2026-06-05 Relisted — GSREIN
• 2026-05-28 Pending — AcadianaMLS
• 2026-05-28 Pending — GSREIN
• 2026-05-21 Price Changed $200,000 AcadianaMLS
• 2026-05-21 Price Changed $200,000 GSREIN
• 2026-04-28 Listed $219,000 GSREIN
• 2026-04-28 Listed $219,000 AcadianaMLS
• 2016-03-04 Sold (Public Records) $132,000 Public Records
• 2016-03-04 Sold (MLS) $132,000 GSREIN
• 2016-02-10 Contingent — GSREIN
• 2016-01-26 Relisted — GSREIN
• 2016-01-05 Contingent — GSREIN
• 2015-12-16 Listed $139,500 GSREIN
• 2015-12-16 Listed $139,500 AcadianaMLS

Property tax history

-4.9%/yr

Latest (2025): $1,281 · -7.7% YoY. Source: county tax records.