57389 Brookter Rd · Slidell, LA 70461

$99,900

2 bd · 1.0 ba · 971 sqft · SingleFamily public records · 63 Days on market

Built 1984 5,227 sqft lot $103/sqft · 41% below area Est $169k · 41% under

---

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 +8.8/10.0
• 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

JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

Key facts

• Spacious shed
• Rear yard access
• Bonus room

Tags

• CORNER LOT
• SPACIOUS SHED
• BONUS ROOM
• REAR YARD ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+1.7%/yr); 589 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 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 + 1.7% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.38% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (median comp): $168,801
• List price: $99,900
• Delta: -40.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57389 Brookter Rd	0.00mi	2/1.0	971 (0%)	1mo	$99,000	$102	99
57294 Oak Ave	0.20mi	3/1.0 (+1)	916 (-6%)	4mo	$80,000	$87	73
111 Foxbriar Ct	0.31mi	3/2.0 (+1)	1,001 (+3%)	23mo	$163,000	$163	52
57278 Beech Ave	0.30mi	1/1.5 (-1)	900 (-7%)	21mo	$108,000	$120	49
213 Foxbriar Ct	0.29mi	3/2.0 (+1)	1,100 (+13%)	14mo	$170,000	$155	44
100 Foxcroft Dr	0.73mi	3/2.0 (+1)	1,040 (+7%)	22mo	$160,000	$154	27

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $9,988
• Equity at exit: $14,895

10-year hold

• IRR: 17.3%
• Equity multiple: 2.35×
• Total profit: $37,635
• Equity at exit: $8,638

Cash invested: $27,972 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $439

Break-even live

Break-even rent $825

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57389 Brookter Rd Slidell, LA	2.0	1.0	971	$1,200	$1.24	19d	1	0.04mi
57376 Beech Ave Slidell, LA	2.0	1.5	1000	$1,350	$1.35	17d	1	0.25mi
57376 Beech Ave Slidell, LA	2.0	1.5	1004	$1,350	$1.34	14d	1	0.25mi
141 Hoover Dr Unit 222 Slidell, LA	2.0	1.0	775	$1,299	$1.68	43d	1	0.48mi
141 Hoover Dr Unit 105 Slidell, LA	2.0	1.0	775	$1,375	$1.77	43d	1	0.48mi
141 Hoover Dr Apt 111 Slidell, LA	2.0	1.0	775	$1,325	$1.71	43d	1	0.48mi
141 Hoover Dr Unit 224 Slidell, LA	2.0	1.0	775	$1,299	$1.68	3d	1	0.48mi
221 Bella Sera Ln Slidell, LA	3.0	2.0	1028	$1,525	$1.48	11d	1	0.71mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,588	$1.60	2d	31	0.85mi
1805 Brookter St Slidell, LA	3.0	2.0	1027	$1,650	$1.61	3d	1	0.87mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,635	$1.71	2d	46	0.92mi
400 Voters Rd Slidell, LA	1.0	1.0	550	$925	$1.68	23d	1	0.95mi
400 Voters Rd Slidell, LA	1.0	1.0	550	$925	$1.68	43d	1	0.95mi

Listing history 22 events

1. 2026-05-14
   status Pending 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

2. 2026-05-14
   status Pending 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

3. 2026-05-06
   price $99,900 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

4. 2026-05-06
   price $99,900 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

5. 2026-04-20
   status Active 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

6. 2026-04-20
   status Active 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

7. 2026-04-12
   status Pending 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

8. 2026-04-12
   status Pending 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

9. 2026-04-07
   price $109,900 616-char remark

   Show marketing remark (616 chars)

   JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

10. 2026-04-07
    price $109,900 616-char remark

    Show marketing remark (616 chars)

    JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

11. 2026-03-03
    listed $114,900 Active 616-char remark

    Show marketing remark (616 chars)

    JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

12. 2026-03-03
    listed $114,900 Active 616-char remark

    Show marketing remark (616 chars)

    JUST REDUCED!!! Quaint, 2 Bedroom / 1 Full Bath cottage centrally located in Slidell, just off Hwy. 190 in Beverly Hills subdivision. This home is located on corner lot and has spacious shed in rear yard which can be used either as workshop or for storage. There are two bed rooms and full bath on first floor, while there is a bonus room upstairs, which would be perfect for home office, game room for kids, or exercise room. The rear yard has access for vehicles or boat storage. Located in Flood Zone C, which is favorable. This opportunity won't last long! Call your agent today to schedule your private showing.

13. 2021-01-11
    soldstatus $137,500
14. 2021-01-08
    soldstatus $137,500 Closed
15. 2020-11-07
    status Pending
16. 2020-11-06
    price $135,000
17. 2020-10-27
    listed $135,000
18. 2020-10-27
    listed $130,000 Active
19. 2006-08-17
    soldstatus $89,000
20. 2006-08-11
    soldstatus $89,000
21. 2006-06-28
    listed $89,999
22. 2006-06-28
    listed $89,999

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$310/yr (+$26/mo · 129.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $16,565
• − Mortgage interest: −$5,596
• − Property taxes: −$240
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,906
• Taxable income: $3,876
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,333/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): 34,808
• Household income: $89,003
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 328.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 14% Hispanic / Latino 11% Asian 3%
• Common ancestry: Lithuanian 9% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 7% Chinese 1% 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: ▼ -74.47%
• Current HPI: 151.3353
• Rent YoY: ▲ 1.72%
• 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

+11.0% since first listed

22 events — show timeline

• 2026-05-14 Pending — AcadianaMLS
• 2026-05-14 Pending — GSREIN
• 2026-05-06 Price Changed $99,900 AcadianaMLS
• 2026-05-06 Price Changed $99,900 GSREIN
• 2026-04-20 Relisted — AcadianaMLS
• 2026-04-20 Relisted — GSREIN
• 2026-04-12 Pending — AcadianaMLS
• 2026-04-12 Pending — GSREIN
• 2026-04-07 Price Changed $109,900 AcadianaMLS
• 2026-04-07 Price Changed $109,900 GSREIN
• 2026-03-03 Listed $114,900 GSREIN
• 2026-03-03 Listed $114,900 AcadianaMLS
• 2021-01-11 Sold (Public Records) $137,500 Public Records
• 2021-01-08 Sold (MLS) $137,500 GSREIN
• 2020-11-07 Pending — GSREIN
• 2020-11-06 Price Changed $135,000 GSREIN
• 2020-10-27 Listed $130,000 GSREIN
• 2020-10-27 Listed $135,000 AcadianaMLS
• 2006-08-17 Sold (Public Records) $89,000 Public Records
• 2006-08-11 Sold (MLS) $89,000 GSREIN
• 2006-06-28 Listed $89,999 GSREIN
• 2006-06-28 Listed $89,999 AcadianaMLS

Property tax history

-11.4%/yr

Latest (2025): $240 · +195.0% YoY. Source: county tax records.