112 Napoleon Ave #30 · Slidell, LA 70460

$115,000

2 bd · 1.5 ba · 1,488 sqft · Condo · 99 Days on market

Built 1983 $350/mo HOA · 23% of rent ↓ 6% since listing

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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 +15.4/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated and completely move-in ready, this Condo offers a bright and welcoming open floor plan designed for comfortable living and easy entertaining. The spacious living and dining areas are filled with natural light and centered around a charming wood-burning fireplace, creating a warm and inviting atmosphere. The renovated kitchen features stylish white cabinetry, granite countertops, and stainless steel appliances for a clean, modern look. Durable laminate wood flooring runs throughout the home, providing a sleek appearance with no carpet to maintain. The generously sized bathroom offers a spa-like feel with a jetted tub, separate walk-in shower, and plenty of counter space. Upstairs, the primary bedroom includes its own private balcony along with access to a staircase leading to an impressive 16' x 18' bonus room--perfect for a loft, home office, hobby space, or additional storage.

Key facts

• Open floor plan
• Renovated kitchen
• Granite countertops

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LAMINATE WOOD FLOORING

Property features AI

Finance

• Financial info: Property part of a 24-unit building
• HOA & community: HOA fee approximately $350/month; HOA covers common areas and electricity

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Sewer via treatment plant
• Home design: 2-story property
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: City lot; Rectangular lot; Condo lot type; Common grounds/area (community)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating present; Cooling present
• Interior features: Wood-burning fireplace; Total of 6 rooms; Property in excellent condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $44 ($531/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: $105k (9.0% below list) — sets the bar for market timing.

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 fast (+5.9%/yr); 241 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $795 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.91% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-11,043
• Equity at exit: $17,147

10-year hold

• IRR: 5.2%
• Equity multiple: 1.46×
• Total profit: $14,736
• Equity at exit: $9,943

Cash invested: $32,200 (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 70460

• Rents YoY: 5.9%
• Active inventory: 241
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$350
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $44

Break-even live

Break-even rent $1,449

Max offer price $115,000

Occupancy floor 92%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Napoleon Ave Slidell, LA	2.0	2.0	1450	$1,400	$0.97	43d	1	0.01mi
35621 Oak Ridge Ave Slidell, LA	3.0	2.0	1406	$1,800	$1.28	43d	1	0.57mi
35567 Liberty Dr Slidell, LA	3.0	2.0	1232	$1,650	$1.34	44d	1	1.05mi
35363 Melody Ln Slidell, LA	3.0	2.0	1510	$1,800	$1.19	43d	1	1.08mi
110 Canulette Rd #12 Slidell, LA	1.0	1.0	1300	$1,000	$0.77	21d	1	1.23mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 99 DOM
2. 2026-06-17
   days on market $115,000 Active 98 DOM
3. 2026-06-16
   days on market $115,000 Active 97 DOM
4. 2026-06-15
   days on market $115,000 Active 96 DOM
5. 2026-06-13
   statusdays on market $115,000 Active 94 DOM
6. 2026-06-10
   days on market $115,000 Active Under Contract 91 DOM
7. 2026-06-09
   days on market $115,000 Active Under Contract 90 DOM
8. 2026-06-08
   days on market $115,000 Active Under Contract 89 DOM
9. 2026-06-07
   days on market $115,000 Active Under Contract 88 DOM
10. 2026-06-03
    days on market $115,000 Active Under Contract 84 DOM
11. 2026-06-02
    days on market $115,000 Active Under Contract 83 DOM
12. 2026-06-01
    days on market $115,000 Active Under Contract 82 DOM
13. 2026-05-31
    days on market $115,000 Active Under Contract 81 DOM
14. 2026-05-01
    status Pending 910-char remark

    Show marketing remark (910 chars)

    Beautifully updated and completely move-in ready, this Condo offers a bright and welcoming open floor plan designed for comfortable living and easy entertaining. The spacious living and dining areas are filled with natural light and centered around a charming wood-burning fireplace, creating a warm and inviting atmosphere. The renovated kitchen features stylish white cabinetry, granite countertops, and stainless steel appliances for a clean, modern look. Durable laminate wood flooring runs throughout the home, providing a sleek appearance with no carpet to maintain. The generously sized bathroom offers a spa-like feel with a jetted tub, separate walk-in shower, and plenty of counter space. Upstairs, the primary bedroom includes its own private balcony along with access to a staircase leading to an impressive 16' x 18' bonus room--perfect for a loft, home office, hobby space, or additional storage.

15. 2026-05-01
    historical Active Under Contract

    Show marketing remark (910 chars)

    Beautifully updated and completely move-in ready, this Condo offers a bright and welcoming open floor plan designed for comfortable living and easy entertaining. The spacious living and dining areas are filled with natural light and centered around a charming wood-burning fireplace, creating a warm and inviting atmosphere. The renovated kitchen features stylish white cabinetry, granite countertops, and stainless steel appliances for a clean, modern look. Durable laminate wood flooring runs throughout the home, providing a sleek appearance with no carpet to maintain. The generously sized bathroom offers a spa-like feel with a jetted tub, separate walk-in shower, and plenty of counter space. Upstairs, the primary bedroom includes its own private balcony along with access to a staircase leading to an impressive 16' x 18' bonus room--perfect for a loft, home office, hobby space, or additional storage.

16. 2026-03-11
    listed $115,000 Active 910-char remark

    Show marketing remark (910 chars)

    Beautifully updated and completely move-in ready, this Condo offers a bright and welcoming open floor plan designed for comfortable living and easy entertaining. The spacious living and dining areas are filled with natural light and centered around a charming wood-burning fireplace, creating a warm and inviting atmosphere. The renovated kitchen features stylish white cabinetry, granite countertops, and stainless steel appliances for a clean, modern look. Durable laminate wood flooring runs throughout the home, providing a sleek appearance with no carpet to maintain. The generously sized bathroom offers a spa-like feel with a jetted tub, separate walk-in shower, and plenty of counter space. Upstairs, the primary bedroom includes its own private balcony along with access to a staircase leading to an impressive 16' x 18' bonus room--perfect for a loft, home office, hobby space, or additional storage.

17. 2026-03-11
    listed $115,000 Active

    Show marketing remark (910 chars)

    Beautifully updated and completely move-in ready, this Condo offers a bright and welcoming open floor plan designed for comfortable living and easy entertaining. The spacious living and dining areas are filled with natural light and centered around a charming wood-burning fireplace, creating a warm and inviting atmosphere. The renovated kitchen features stylish white cabinetry, granite countertops, and stainless steel appliances for a clean, modern look. Durable laminate wood flooring runs throughout the home, providing a sleek appearance with no carpet to maintain. The generously sized bathroom offers a spa-like feel with a jetted tub, separate walk-in shower, and plenty of counter space. Upstairs, the primary bedroom includes its own private balcony along with access to a staircase leading to an impressive 16' x 18' bonus room--perfect for a loft, home office, hobby space, or additional storage.

18. 2025-07-07
    price $105,000
19. 2025-07-07
    price $105,000
20. 2025-05-22
    price $115,000
21. 2025-05-22
    price $115,000
22. 2025-05-09
    listed $122,000 Active
23. 2024-06-29
    price $122,000
24. 2024-05-01
    price $125,000
25. 2024-02-29
    listed $122,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,061
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$4,200
• − Depreciation: −$3,345
• Taxable loss: −$1,116
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $799/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): 21,669
• Household income: $62,565
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 318.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 29% Two or more races 11% Hispanic / Latino 10% Pacific Islander 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -93.87%
• Current HPI: 130.56
• Rent YoY: ▲ 5.91%
• 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

-5.7% since first listed

12 events — show timeline

• 2026-05-01 Pending — AcadianaMLS
• 2026-05-01 Contingent — GSREIN
• 2026-03-11 Listed $115,000 GSREIN
• 2026-03-11 Listed $115,000 AcadianaMLS
• 2025-07-07 Price Changed $105,000 AcadianaMLS
• 2025-07-07 Price Changed $105,000 GSREIN
• 2025-05-22 Price Changed $115,000 AcadianaMLS
• 2025-05-22 Price Changed $115,000 GSREIN
• 2025-05-09 Listed $122,000 AcadianaMLS
• 2024-06-29 Price Changed $122,000 GSREIN
• 2024-05-01 Price Changed $125,000 GSREIN
• 2024-02-29 Listed $122,000 AcadianaMLS