128 Dijon Dr · Slidell, LA 70458

$199,900

4 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 14 Days on market

Built 1975 Est $197k · at est.

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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 +19.5/30.0
• ARV discount +6.7/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• 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

Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

Key facts

• Parking
• Built 1975
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $192k (4.0% below list).
• Recommended offer: $192k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Zoned schools: Bonne Ecole Elementary School (math 44% / reading 46%, grade D-, #173 of 646 statewide, top 27%, 763 students, 55% FRL); Slidell High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 1,883 students, 52% FRL).
• Market conditions: Rents rising (+1.5%/yr); 489 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 32% 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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.

Recommended offer $191,955 (4.0% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $196,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Dijon Dr	0.00mi	4/2.0	1,675 (+8%)	1mo	$205,000	$122	86
206 Brian Dr	0.24mi	3/2.0 (-1)	1,561 (+1%)	2mo	$170,000	$109	81
220 Brian Dr	0.21mi	3/2.0 (-1)	1,550 (+0%)	6mo	$189,000	$122	80
210 Anthony Dr	0.25mi	4/2.0	1,448 (-6%)	2mo	$204,000	$141	76
130 North Blvd	0.38mi	4/2.0	1,614 (+4%)	1mo	$239,900	$149	75
331 Thames Dr	0.34mi	3/2.0 (-1)	1,594 (+3%)	2mo	$202,000	$127	72
206 Canberra Ct	0.46mi	3/2.0 (-1)	1,500 (-3%)	1mo	$130,000	$87	67
507 Driftwood Cir	0.59mi	3/2.0 (-1)	1,540 (-0%)	3mo	$95,000	$62	64
409 Rustling Pine Dr	0.72mi	3/2.0 (-1)	1,580 (+2%)	2mo	$219,000	$139	56
249 Hummingbird Ln	0.43mi	3/2.0 (-1)	1,382 (-11%)	6mo	$213,500	$154	52
405 Pine Forest Dr	0.71mi	3/2.0 (-1)	1,502 (-3%)	7mo	$205,000	$136	51
289 Audubon Dr	0.52mi	3/1.5 (-1)	1,323 (-14%)	6mo	$163,500	$124	39

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-20,955
• Equity at exit: $29,806

10-year hold

• IRR: -3.3%
• Equity multiple: 0.80×
• Total profit: $-11,427
• Equity at exit: $17,284

Cash invested: $55,972 (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 70458

• Rents YoY: 1.5%
• Active inventory: 489
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $226

Break-even live

Break-even rent $1,634

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $339	-5% $282	+0% $226	+5% $169	+10% $113
Rent	-10% $74	-5% $150	+0% $226	+5% $302	+10% $377
Rate	-1.0pp $326	-0.5pp $277	base $226	+0.5pp $174	+1.0pp $121

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Fountain Dr Slidell, LA	4.0	2.0	1879	$1,850	$0.98	15d	1	0.30mi
106 Kempsey Ct Slidell, LA	3.0	2.0	1650	$1,600	$0.97	22d	1	0.44mi
221 Martin Ln Slidell, LA	3.0	1.5	1353	$1,800	$1.33	24d	1	0.48mi
542 Driftwood Cir Slidell, LA	4.0	2.0	1960	$2,100	$1.07	4d	1	0.51mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	44d	1	0.54mi
347 Oriole Dr Slidell, LA	4.0	1.5	1560	$1,500	$0.96	24d	1	0.54mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	3d	1	0.56mi
120 Christian Ln Slidell, LA	3.0	2.0	1375	$1,875	$1.36	4d	1	0.56mi
1030 Rue Corton Slidell, LA	4.0	2.0	1931	$2,150	$1.11	44d	1	0.77mi
117 S Queens Dr Slidell, LA	4.0	2.0	1476	$1,800	$1.22	4d	1	0.92mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	44d	1	0.96mi
1466 Florida Ave Slidell, LA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.11mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	44d	1	1.17mi
1540 Queens Dr Slidell, LA	4.0	2.0	1900	$2,300	$1.21	17d	1	1.30mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	24d	1	1.31mi
513 Michigan Ave Slidell, LA	3.0	2.0	1250	$1,575	$1.26	24d	1	1.36mi
557 Claiborne Trails Dr Slidell, LA	3.0	2.0	1690	$2,300	$1.36	44d	1	1.41mi
101 Dante Cir Slidell, LA	4.0	2.0	1941	$1,950	$1.00	12d	1	1.42mi
641 Haaswood Ln Slidell, LA	3.0	2.0	1721	$2,400	$1.39	44d	1	1.46mi
111 Heather Dr Slidell, LA	3.0	2.0	2112	$1,750	$0.83	44d	1	1.50mi

Listing history 23 events

1. 2026-04-17
   historical $1,900

   Show marketing remark (529 chars)

   Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

2. 2026-04-17
   status Pending 529-char remark

   Show marketing remark (529 chars)

   Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

3. 2026-04-16
   status Pending
4. 2026-04-08
   price $199,900 529-char remark

   Show marketing remark (529 chars)

   Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

5. 2026-04-08
   price $199,900

   Show marketing remark (529 chars)

   Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

6. 2026-04-02
   listed $210,000 Active 529-char remark

   Show marketing remark (529 chars)

   Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

7. 2026-04-02
   listed $210,000 Active

   Show marketing remark (529 chars)

   Fantastic 4 bedroom, 2 bath home renovated in 2015. Seller will put on a new roof with accepted offer. Open concept living area with tile flooring through out main areas. Light soothing paint color, newer windows and light fixtures, Updated kitchen with granite and stainless steel appliances. Updated bathrooms and new carpet in 2 bedrooms. Big inviting front porch, attached carport, big back patio, fenced yard and mature tree. No flood zone, Bonne Ecole School district and close to shopping, dinning and freeway. Owner Agent

8. 2026-03-20
   listed $1,900
9. 2026-01-30
   price $194,900
10. 2026-01-28
    price $194,900
11. 2025-10-22
    price $199,900
12. 2025-10-22
    price $199,900
13. 2025-10-06
    price $219,900
14. 2025-10-06
    price $219,900
15. 2025-09-17
    listed $224,900 Active
16. 2025-09-17
    listed $224,900 Active
17. 2024-02-28
    historical $1,700
18. 2024-02-16
    price $1,700
19. 2024-02-06
    price $1,750
20. 2024-01-18
    price $1,775
21. 2023-12-30
    listed $1,825
22. 2023-12-14
    historical $1,825
23. 2023-12-13
    listed $1,825

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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: $23,035
• − Mortgage interest: −$11,198
• − Property taxes: −$1,910
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,815
• Taxable loss: −$573
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $2,846/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

+4.1% since first listed

23 events — show timeline

• 2026-04-17 Rental Removed $1,900 GSREIN
• 2026-04-17 Pending — AcadianaMLS
• 2026-04-16 Pending — GSREIN
• 2026-04-08 Price Changed $199,900 AcadianaMLS
• 2026-04-08 Price Changed $199,900 GSREIN
• 2026-04-02 Listed $210,000 GSREIN
• 2026-04-02 Listed $210,000 AcadianaMLS
• 2026-03-20 Listed for Rent $1,900 GSREIN
• 2026-01-30 Price Changed $194,900 AcadianaMLS
• 2026-01-28 Price Changed $194,900 GSREIN
• 2025-10-22 Price Changed $199,900 AcadianaMLS
• 2025-10-22 Price Changed $199,900 GSREIN
• 2025-10-06 Price Changed $219,900 AcadianaMLS
• 2025-10-06 Price Changed $219,900 GSREIN
• 2025-09-17 Listed $224,900 AcadianaMLS
• 2025-09-17 Listed $224,900 AcadianaMLS
• 2024-02-28 Rental Removed $1,700 GSREIN
• 2024-02-16 Price Changed $1,700 GSREIN
• 2024-02-06 Price Changed $1,750 GSREIN
• 2024-01-18 Price Changed $1,775 GSREIN
• 2023-12-30 Listed for Rent $1,825 GSREIN
• 2023-12-14 Rental Removed $1,825 GSREIN
• 2023-12-13 Listed for Rent $1,825 GSREIN

Property tax history

-0.6%/yr

Latest (2025): $1,910 · -6.2% YoY. Source: county tax records.