329 Tiffany St · Slidell, LA 70461

$200,000

4 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 60 Days on market

Built 1981 $110/sqft · 9% below area Est $226k · 11% 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 +21.5/30.0
• ARV discount +12.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Well kept 4 bedroom 2 bath home featuring a versatile bonus room converted fromm the garage, Bonus room can be used for a 5th bedroom, playroom or office. Energy efficient solar panels help reduce electricity costs. The home has a spacious backyard is fully fenced in.

Key facts

• Spacious backyard
• Fully fenced
• 3 parking spots

Tags

• ENERGY EFFICIENT SOLAR PANELS
• SPACIOUS BACKYARD
• FULLY FENCED

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 $235 ($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 $196k (2.2% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 60 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y 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.
• Current owner paid $55k; list at $200k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.98% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $225,956
• List price: $200,000
• Delta: -11.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 Montgomery Blvd	0.42mi	4/2.0	1,696 (-7%)	6mo	$212,500	$125	64
1820 Kings Row	0.64mi	4/3.0	1,845 (+1%)	1mo	$245,000	$133	63
212 Brookhaven Ct	0.27mi	3/2.0 (-1)	1,595 (-12%)	3mo	$192,000	$120	59
320 Somerset Rd	0.37mi	3/2.5 (-1)	1,963 (+8%)	7mo	$215,000	$110	57
1210 Montgomery Blvd	0.59mi	4/2.0	1,690 (-7%)	6mo	$245,000	$145	55
1628 Ellingsworth Dr	0.68mi	3/2.0 (-1)	1,796 (-1%)	9mo	$167,000	$93	53
1638 Barrymore St	0.70mi	4/2.0	1,947 (+7%)	9mo	$175,000	$90	49
1702 Barrymore St	0.70mi	4/2.0	1,947 (+7%)	9mo	$183,500	$94	48
696 Voters Rd	0.45mi	3/2.0 (-1)	1,549 (-15%)	3mo	$250,000	$161	47
2005 Wellington Ln	0.60mi	4/2.0	1,604 (-12%)	7mo	$49,500	$31	46
1107 Cornwall Ct	0.55mi	3/2.0 (-1)	1,560 (-14%)	4mo	$89,000	$57	42
1805 Barrymore St	0.72mi	3/2.5 (-1)	2,055 (+13%)	8mo	$250,000	$122	32

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-19,913
• Equity at exit: $29,821

10-year hold

• IRR: -2.2%
• Equity multiple: 0.86×
• Total profit: $-8,035
• 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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $235

Break-even live

Break-even rent $1,658

Max offer price $200,000

Occupancy floor 83%

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Foxcroft Dr Slidell, LA	4.0	2.0	1535	$1,950	$1.27	23d	1	0.14mi
128 Foxbriar Ct Slidell, LA	3.0	2.0	1395	$1,650	$1.18	44d	1	0.15mi
57346 Maple Ave Slidell, LA	3.0	2.5	1550	$1,500	$0.97	44d	1	0.30mi
1402 Shakespeare Ct Slidell, LA	4.0	2.0	1347	$1,725	$1.28	44d	1	0.53mi
57479 Cedar Ave Slidell, LA	4.0	2.0	1950	$1,800	$0.92	23d	1	0.54mi
1918 Hempstead Dr Unit NA Slidell, LA	4.0	2.0	1615	$1,750	$1.08	23d	1	0.56mi
1640 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	959	$1,895	$1.98	2d	46	0.58mi
1409 Ellingsworth Dr Slidell, LA	4.0	2.0	1950	$2,000	$1.03	44d	1	0.59mi
1303 Town Center Pkwy Slidell, LA	3.0	1.0–2.0	990	$1,825	$1.84	2d	31	0.67mi
39348 Mc Kendall Dr Slidell, LA	3.0	2.5	2510	$2,600	$1.04	2d	1	0.84mi
2012 Dylan Dr Slidell, LA	3.0	2.0	1700	$1,950	$1.15	23d	1	0.85mi
577 Panther Dr Slidell, LA	3.0	2.0	1483	$1,850	$1.25	3d	1	0.90mi
2009 Beth Dr Slidell, LA	3.0	2.0	1500	$1,750	$1.17	3d	1	0.91mi
1000 Clairise Ct Slidell, LA	3.0	2.0	1319	$1,900	$1.44	44d	1	0.99mi
1733 Mary Dr Slidell, LA	3.0	2.0	1349	$1,650	$1.22	44d	1	1.12mi
1540 Wildwood Ln Slidell, LA	3.0	2.0	1525	$2,200	$1.44	23d	1	1.45mi

Listing history 34 events

1. 2026-06-18
   days on market $200,000 Active 60 DOM
2. 2026-06-17
   days on market $200,000 Active 59 DOM
3. 2026-06-16
   days on market $200,000 Active 58 DOM
4. 2026-06-15
   days on market $200,000 Active 57 DOM
5. 2026-06-13
   days on market $200,000 Active 55 DOM
6. 2026-06-10
   days on market $200,000 Active 52 DOM
7. 2026-06-09
   days on market $200,000 Active 51 DOM
8. 2026-06-08
   days on market $200,000 Active 50 DOM
9. 2026-06-07
   days on market $200,000 Active 49 DOM
10. 2026-06-03
    days on market $200,000 Active 45 DOM
11. 2026-06-02
    days on market $200,000 Active 44 DOM
12. 2026-06-01
    days on market $200,000 Active 43 DOM
13. 2026-05-31
    days on market $200,000 Active 42 DOM
14. 2026-04-19
    listed $200,000 Active 268-char remark

    Show marketing remark (268 chars)

    Well kept 4 bedroom 2 bath home featuring a versatile bonus room converted fromm the garage, Bonus room can be used for a 5th bedroom, playroom or office. Energy efficient solar panels help reduce electricity costs. The home has a spacious backyard is fully fenced in.

15. 2026-04-19
    listed $200,000 Active 268-char remark

    Show marketing remark (268 chars)

    Well kept 4 bedroom 2 bath home featuring a versatile bonus room converted fromm the garage, Bonus room can be used for a 5th bedroom, playroom or office. Energy efficient solar panels help reduce electricity costs. The home has a spacious backyard is fully fenced in.

16. 2025-08-25
    price $189,000
17. 2025-08-25
    price $189,000
18. 2025-05-27
    listed $199,000 Active
19. 2024-09-25
    price $199,000
20. 2024-08-07
    listed $199,000 Active
21. 2024-07-12
    price $225,000
22. 2024-03-26
    price $240,000
23. 2024-02-06
    listed $225,000
24. 2014-02-18
    soldstatus $55,000
25. 2014-02-14
    soldstatus $55,000
26. 2013-06-12
    listed $59,000
27. 2013-06-12
    listed $59,000
28. 2003-02-05
    soldstatus $78,000
29. 2003-01-31
    soldstatus $78,000
30. 2002-10-10
    listed $85,000
31. 2002-10-10
    listed $85,000
32. 2000-05-25
    soldstatus $79,500
33. 2000-02-17
    listed $79,500
34. 2000-02-17
    listed $79,500

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 8/10 Severe FEMA zone X · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $23,469
• − Mortgage interest: −$11,203
• − Property taxes: −$1,332
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$5,818
• Taxable loss: −$436
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $2,930/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

+151.6% since first listed

21 events — show timeline

• 2026-04-19 Listed $200,000 GSREIN
• 2026-04-19 Listed $200,000 AcadianaMLS
• 2025-08-25 Price Changed $189,000 AcadianaMLS
• 2025-08-25 Price Changed $189,000 GSREIN
• 2025-05-27 Listed $199,000 AcadianaMLS
• 2024-09-25 Price Changed $199,000 GSREIN
• 2024-08-07 Listed $199,000 AcadianaMLS
• 2024-07-12 Price Changed $225,000 GSREIN
• 2024-03-26 Price Changed $240,000 GSREIN
• 2024-02-06 Listed $225,000 AcadianaMLS
• 2014-02-18 Sold (Public Records) $55,000 Public Records
• 2014-02-14 Sold (MLS) $55,000 GSREIN
• 2013-06-12 Listed $59,000 AcadianaMLS
• 2013-06-12 Listed $59,000 GSREIN
• 2003-02-05 Sold (Public Records) $78,000 Public Records
• 2003-01-31 Sold (MLS) $78,000 GSREIN
• 2002-10-10 Listed $85,000 GSREIN
• 2002-10-10 Listed $85,000 AcadianaMLS
• 2000-05-25 Sold (MLS) $79,500 GSREIN
• 2000-02-17 Listed $79,500 AcadianaMLS
• 2000-02-17 Listed $79,500 GSREIN

Property tax history

-1.8%/yr

Latest (2025): $1,332 · -3.8% YoY. Source: county tax records.