3835 Arrowhead Dr · Slidell, LA 70458

$155,000

4 bd · 2.0 ba · 1,267 sqft · SingleFamily public records · 203 Days on market

Built 1987 $122/sqft · 11% below area Est $170k · 9% under ↓ 6% 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 +27.1/30.0
• ARV discount +11.5/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• 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

Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

Key facts

• No carpet
• Fully fenced yard
• Parking

Tags

• OPEN-CONCEPT FLOOR PLAN
• NO CARPET
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 $5k 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 203 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $170,066
• List price: $155,000
• Delta: -8.86%
• 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
136 Palm Springs Dr	0.10mi	3/1.5 (-1)	1,348 (+6%)	5mo	$170,000	$126	74
116 Palm Springs Dr	0.11mi	4/2.0	1,380 (+9%)	8mo	$70,000	$51	74
156 Greencrest Dr	0.24mi	3/2.0 (-1)	1,350 (+7%)	0mo	$130,000	$96	73
3637 Riviera Dr	0.34mi	3/2.0 (-1)	1,200 (-5%)	2mo	$138,000	$115	69
297 Nassau Dr	0.25mi	3/2.0 (-1)	1,388 (+10%)	11mo	$174,000	$125	58
3858 Eton St	0.52mi	3/2.0 (-1)	1,367 (+8%)	1mo	$188,000	$138	57
3232 William Tell St	0.62mi	4/2.0	1,327 (+5%)	10mo	$175,000	$132	55
328 Hickory Dr	0.58mi	3/1.0 (-1)	1,350 (+7%)	4mo	$137,000	$101	49
176 Southpark Dr	0.35mi	3/2.0 (-1)	1,442 (+14%)	8mo	$170,000	$118	49
513 Kostmayer Ave	0.56mi	3/2.0 (-1)	1,363 (+8%)	11mo	$165,000	$121	47
179 Lizana St	0.51mi	3/2.0 (-1)	1,434 (+13%)	10mo	$41,000	$29	41
3109 Bayou View Pl	0.60mi	3/2.0 (-1)	1,450 (+14%)	7mo	$240,000	$166	37

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-126
• Equity at exit: $23,111

10-year hold

• IRR: 8.0%
• Equity multiple: 1.56×
• Total profit: $24,482
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$813
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $437

Break-even live

Break-even rent $1,311

Max offer price $155,000

Occupancy floor 72%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 South St Slidell, LA	4.0	2.0	1486	$1,800	$1.21	21d	1	0.38mi
3839 Oxford St Slidell, LA	3.0	2.0	1660	$1,700	$1.02	43d	1	0.56mi
3152 College St Slidell, LA	3.0	1.0	1373	$1,750	$1.27	43d	1	0.69mi
102 Spartan Trace Blvd Slidell, LA	3.0	2.0	1516	$2,000	$1.32	23d	1	0.81mi
3304 Bridge Dr Slidell, LA	3.0	2.0	1250	$1,700	$1.36	43d	1	0.97mi
3046 Slidell Ave Slidell, LA	4.0	1.0	1253	$1,850	$1.48	3d	1	0.97mi
2864 Slidell Ave Slidell, LA	3.0	1.0	963	$1,395	$1.45	3d	1	1.03mi
3159 Dee St Slidell, LA	3.0	1.0	898	$1,400	$1.56	43d	1	1.19mi

Listing history 29 events

1. 2026-06-18
   days on market $155,000 Active 203 DOM
2. 2026-06-17
   days on market $155,000 Active 202 DOM
3. 2026-06-16
   days on market $155,000 Active 201 DOM
4. 2026-06-15
   days on market $155,000 Active 200 DOM
5. 2026-06-13
   days on market $155,000 Active 198 DOM
6. 2026-06-10
   days on market $155,000 Active 195 DOM
7. 2026-06-09
   days on market $155,000 Active 194 DOM
8. 2026-06-08
   days on market $155,000 Active 193 DOM
9. 2026-06-07
   days on market $155,000 Active 192 DOM
10. 2026-06-03
    days on market $155,000 Active 188 DOM
11. 2026-06-02
    days on market $155,000 Active 187 DOM
12. 2026-06-01
    days on market $155,000 Active 186 DOM
13. 2026-05-31
    days on market $155,000 Active 185 DOM
14. 2026-04-11
    price $160,500 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

15. 2026-04-11
    price $160,500 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

16. 2026-01-20
    price $170,500 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

17. 2026-01-20
    price $170,500 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

18. 2025-12-27
    price $185,500 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

19. 2025-12-27
    price $185,500 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

20. 2025-11-27
    listed $185,000 Active 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

21. 2025-11-27
    listed $185,000 Active 453-char remark

    Show marketing remark (453 chars)

    Welcome Home!!! Cozy and well maintained gem located in Lakeshore Village in Slidell. This 4 bed with 2 bath brick home features and open-concept floor plan layout. The 4th bedroom is currently being used as an office. Bright and airy offering no carpet throughout. Move in ready and convenient to shopping, dining, major roads and highways. Fully fenced in yard, expansive for entertaining. Schedule your private tour today with Ginell at 504-496-8136.

22. 2022-08-26
    soldstatus $165,000 Closed
23. 2022-08-26
    soldstatus $165,000
24. 2022-06-25
    status Pending
25. 2022-06-15
    price $169,900
26. 2022-05-09
    status Active
27. 2022-04-28
    status Pending
28. 2022-04-20
    listed $169,900
29. 2022-04-20
    listed $174,900 Active

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $1,901 · $158/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: $22,367
• − Mortgage interest: −$8,682
• − Property taxes: −$1,901
• − Insurance: −$775
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$4,509
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $4,539/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

-5.5% since first listed

16 events — show timeline

• 2026-04-11 Price Changed $160,500 AcadianaMLS
• 2026-04-11 Price Changed $160,500 GSREIN
• 2026-01-20 Price Changed $170,500 AcadianaMLS
• 2026-01-20 Price Changed $170,500 GSREIN
• 2025-12-27 Price Changed $185,500 AcadianaMLS
• 2025-12-27 Price Changed $185,500 GSREIN
• 2025-11-27 Listed $185,000 GSREIN
• 2025-11-27 Listed $185,000 AcadianaMLS
• 2022-08-26 Sold (Public Records) $165,000 Public Records
• 2022-08-26 Sold (MLS) $165,000 GSREIN
• 2022-06-25 Pending — GSREIN
• 2022-06-15 Price Changed $169,900 GSREIN
• 2022-05-09 Relisted — GSREIN
• 2022-04-28 Pending — GSREIN
• 2022-04-20 Listed $174,900 GSREIN
• 2022-04-20 Listed $169,900 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2025): $1,901 · -6.2% YoY. Source: county tax records.