5213 Peony Meadow Ln · Slidell, LA 70461

$309,500

4 bd · 3.0 ba · 2,697 sqft · SingleFamily public records · 16 Days on market

Built 2022 Excellent condition 7,625 sqft lot Garage $115/sqft · 16% below area Est $372k · 17% under $58/mo HOA · 2% of rent ↓ 15% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Eligible for LHC Down Payment Assistance, and the seller is open to helping with closing costs or a rate buydown, making homeownership more attainable. This spacious home offers over 2,700 square feet of comfortable living with an open layout that is perfect for both relaxing and entertaining. Enjoy energy efficient features along with a built in alarm system and a cozy gas fireplace for added comfort and peace of mind. The kitchen is designed for everyday living with ample cabinet space, a gas stove, and a walk in pantry. It opens to a generously sized dining area ideal for gathering with family and friends.

Key facts

• Open floor plan
• Generous storage
• Gas fireplace

Tags

• VERSATILE BONUS ROOM
• OPEN FLOOR PLAN
• GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY
• GENEROUS STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (17.9% below list).
• Recommended offer: $254k (17.9% below list) — sets the bar for 1% rule.

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: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 922 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $254,058 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $372,367
• List price: $309,500
• Delta: -16.88%
• 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
3245 Rousset Ridge Dr	0.18mi	4/3.0	2,712 (+1%)	5mo	$350,000	$129	87
2786 Lakeshore Vista Blvd	0.32mi	4/2.5	2,656 (-2%)	1mo	$403,735	$152	80
3764 Canal Bank Dr	0.58mi	4/2.5	2,658 (-1%)	2mo	$335,000	$126	67
2790 Lakeshore Vista Blvd	0.33mi	4/3.0	2,400 (-11%)	1mo	$367,900	$153	65
5508 Wake Reserve Rd	0.57mi	4/2.5	2,656 (-2%)	5mo	$405,900	$153	64
6744 Delta Ridge Ave	0.63mi	4/2.5	2,656 (-2%)	4mo	$402,900	$152	62
6716 Delta Ridge Ave	0.66mi	4/3.0	2,400 (-11%)	2mo	$364,900	$152	50
6740 Delta Ridge Ave	0.65mi	4/3.0	2,400 (-11%)	3mo	$369,900	$154	49
6756 Delta Ridge Ave	0.62mi	4/3.0	2,400 (-11%)	5mo	$376,085	$157	48
6756 Delta Ridge Ave	0.62mi	4/3.0	2,400 (-11%)	5mo	$376,085	$157	48
6808 Delta Ridge Ave	0.54mi	4/2.0	2,346 (-13%)	1mo	$385,000	$164	48
116 Oak Landing Ln	0.73mi	5/3.0 (+1)	2,479 (-8%)	4mo	$271,125	$109	44

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: -24.8%
• Equity multiple: 0.17×
• Total profit: $-72,343
• Equity at exit: $46,147

10-year hold

• IRR: -25.0%
• Equity multiple: -0.15×
• Total profit: $-99,937
• Equity at exit: $26,760

Cash invested: $86,660 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 73 active · 35 under contract
• Months of supply: 16.2 mo (6%/mo absorbed)
• Median asking: $339,900 ($140/sqft)
• Median days on market: 16 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: -1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 922
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,623
• Tax from tax record: −$497 /mo · $5,964/yr
• Insurance: −$129
• HOA: −$58
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-300

Break-even live

Break-even rent $2,920

Max offer price $256,519

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-212	+0% $-300	+5% $-388	+10% $-475
Rent	-10% $-501	-5% $-400	+0% $-300	+5% $-200	+10% $-99
Rate	-1.0pp $-144	-0.5pp $-221	base $-300	+0.5pp $-380	+1.0pp $-462

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: $77,375
• Closing costs: $9,285
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	158d	1	0.08mi
3890 Hummell Crest Rd Slidell, LA	4.0	2.0	2340	$2,450	$1.05	126d	1	0.08mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	158d	1	0.27mi
5180 Clarkston Grove Dr Slidell, LA	4.0	2.0	2079	$2,250	$1.08	133d	1	0.28mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	184d	1	0.38mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	46d	1	0.38mi
1393 Shipyard Dr Slidell, LA	5.0	3.0	3168	$3,100	$0.98	14d	1	0.43mi
1393 Shipyard Dr Slidell, LA	5.0	3.0	3168	$3,100	$0.98	10d	1	0.43mi
3653 Trestle Crossing Ave Slidell, LA	4.0	2.0	2048	$2,250	$1.10	31d	1	0.56mi
3653 Trestle Crossing Ave Slidell, LA	4.0	2.0	2048	$2,250	$1.10	14d	1	0.56mi
3653 Trestle Crossing Ave Slidell, LA	4.0	2.0	2048	$2,250	$1.10	10d	1	0.56mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	184d	1	0.59mi
785 Bent Cypress Ln Slidell, LA	4.0	2.0	1800	$2,200	$1.22	10d	1	0.67mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	157d	1	0.68mi
4356 Marais River Dr Slidell, LA	4.0	2.0	1867	$2,295	$1.23	10d	1	0.74mi
4356 Marais River Dr Slidell, LA	4.0	2.0	1867	$2,200	$1.18	14d	1	0.74mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	164d	1	0.77mi
112 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,400	$1.27	10d	1	0.77mi
206 Nicklaus Dr Slidell, LA	3.0	2.0	2210	$2,500	$1.13	10d	1	0.79mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	158d	1	0.80mi
5548 Delta Horizon Dr Slidell, LA	4.0	3.0	2087	$2,590	$1.24	108d	1	0.81mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	164d	1	0.81mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	184d	1	0.87mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	164d	1	0.87mi
5273 Summer Pecan Rd Slidell, LA	4.0	2.0	2072	$2,300	$1.11	10d	1	0.89mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	138d	1	0.94mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2360	$2,500	$1.06	126d	1	0.95mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	162d	1	0.95mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	126d	1	0.98mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,700	$1.07	14d	1	0.98mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,700	$1.07	20d	1	0.98mi
504 Lakeshore Village Ln Slidell, LA	5.0	3.0	3168	$3,000	$0.95	10d	1	1.03mi
504 Lakeshore Village Ln Slidell, LA	5.0	3.0	3168	$3,000	$0.95	14d	1	1.03mi
905 Lakeshore Village Pt Slidell, LA	4.0	2.0	2200	$2,400	$1.09	0d	1	1.08mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	1d	1	1.11mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	5d	1	1.11mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	17d	1	1.11mi
220 E Lake Dr Slidell, LA	5.0	2.5	2350	$2,700	$1.15	126d	1	1.11mi
321 Cypress Lakes Dr Slidell, LA	3.0	2.0	1900	$2,475	$1.30	23d	1	1.38mi
4069 Marina Villa N Slidell, LA	4.0	4.0	2930	$5,000	$1.71	151d	1	1.41mi

Property features AI

Finance

• HOA & community: Association fee of $700 annuallyLakeshore Villages

Exterior

• Parking: Garage
• Utilities: Public waterNatural gas available
• Home design: Single-family residenceTraditional styleOne story
• Construction: Shingle roofSlab foundation

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Gas fireplace

HOA detail $58/mo · $696/yr

• Likely covers: gas

Listing history 50 events

1. 2026-11-08
   days on market $309,500 Active 16 DOM
2. 2026-11-07
   days on market $309,500 Active 15 DOM
3. 2026-11-06
   days on market $309,500 Active 14 DOM
4. 2026-11-05
   days on market $309,500 Active 13 DOM
5. 2026-11-04
   days on market $309,500 Active 12 DOM
6. 2026-11-02
   days on market $309,500 Active 10 DOM
7. 2026-11-01
   days on market $309,500 Active 9 DOM
8. 2026-10-31
   days on market $309,500 Active 8 DOM
9. 2026-10-30
   days on market $309,500 Active 7 DOM
10. 2026-10-29
    days on market $309,500 Active 6 DOM
11. 2026-10-28
    days on market $309,500 Active 5 DOM
12. 2026-10-27
    days on market $309,500 Active 4 DOM
13. 2026-10-26
    days on market $309,500 Active 3 DOM
14. 2026-10-25
    days on market $309,500 Active 2 DOM
15. 2026-10-23
    days on marketlisting id $309,500 Active 1 DOM
16. 2026-10-23
    days on market $309,500 Active 45 DOM
17. 2026-10-22
    days on market $309,500 Active 44 DOM
18. 2026-10-21
    days on market $309,500 Active 43 DOM
19. 2026-10-20
    days on market $309,500 Active 42 DOM
20. 2026-10-19
    days on market $309,500 Active 41 DOM
21. 2026-10-18
    days on market $309,500 Active 40 DOM
22. 2026-10-17
    days on market $309,500 Active 39 DOM
23. 2026-10-16
    days on market $309,500 Active 38 DOM
24. 2026-10-15
    days on market $309,500 Active 37 DOM
25. 2026-10-14
    days on market $309,500 Active 36 DOM
26. 2026-10-13
    days on market $309,500 Active 35 DOM
27. 2026-10-13
    price $309,500 Active 34 DOM
28. 2026-10-12
    days on market $319,500 Active 34 DOM
29. 2026-10-11
    days on market $319,500 Active 33 DOM
30. 2026-10-10
    days on market $319,500 Active 32 DOM
31. 2026-10-09
    days on market $319,500 Active 31 DOM
32. 2026-10-08
    days on market $319,500 Active 30 DOM
33. 2026-10-07
    days on market $319,500 Active 29 DOM
34. 2026-10-06
    days on market $319,500 Active 28 DOM
35. 2026-10-05
    days on market $319,500 Active 27 DOM
36. 2026-10-04
    days on market $319,500 Active 26 DOM
37. 2026-10-04
    days on market $319,500 Active 25 DOM
38. 2026-10-02
    days on market $319,500 Active 24 DOM
39. 2026-10-01
    days on market $319,500 Active 23 DOM
40. 2026-09-30
    days on market $319,500 Active 22 DOM
41. 2026-09-29
    days on market $319,500 Active 21 DOM
42. 2026-09-28
    days on market $319,500 Active 20 DOM
43. 2026-09-27
    days on market $319,500 Active 19 DOM
44. 2026-09-25
    days on market $319,500 Active 17 DOM
45. 2026-09-24
    days on market $319,500 Active 16 DOM
46. 2026-09-23
    days on market $319,500 Active 15 DOM
47. 2026-09-22
    days on market $319,500 Active 14 DOM
48. 2026-09-21
    days on market $319,500 Active 13 DOM
49. 2026-09-20
    days on market $319,500 Active 12 DOM
50. 2026-09-19
    days on market $319,500 Active 11 DOM

ⓘ 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: $5,964 · $497/mo
• Projected year-2 tax: $5,964 · $497/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: $30,487
• − Mortgage interest: −$17,337
• − Property taxes: −$5,964
• − Insurance: −$1,548
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$696
• − Depreciation: −$9,004
• Taxable loss: −$8,938
• Est. tax savings @ 24.0%: +$2,145
• After-tax cash flow: $-1,454/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a spacious layout, making it an ideal move-in-ready property.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Abney Elementary Early Childhood Center Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 25% of renters

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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%

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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%
• Languages at home: 89% English-only · Spanish 7% Chinese 1% Vietnamese 1%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Association fee of $700 annuallyLakeshore Villages

Exterior

• Parking: Garage
• Utilities: Public waterNatural gas available
• Home design: Single-family residenceTraditional styleOne story
• Construction: Shingle roofSlab foundation

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Gas fireplace

Price history

-15.2% since first listed

9 events — show timeline

• 2026-09-08 Listed $309,500 ROAM MLS
• 2026-07-10 Rental Removed $2,600 GSREIN
• 2026-06-25 Listed for Rent $2,600 GSREIN
• 2026-05-02 Rental Removed $2,600 GSREIN
• 2026-04-11 Listed for Rent $2,600 GSREIN
• 2026-04-06 Price Changed $325,000 AcadianaMLS
• 2026-03-22 Listed $359,000 AcadianaMLS
• 2026-01-07 Price Changed $359,000 AcadianaMLS
• 2025-10-08 Listed $365,000 AcadianaMLS

Property tax history

+5.9%/yr

Latest (2025): $5,964 · -1.9% YoY. Source: county tax records.