311 E Lakeshore Dr · Slidell, LA 70461

$230,000

4 bd · 2.0 ba · 1,893 sqft · SingleFamily public records · 30 Days on market

Built 2019 4,673 sqft lot Est $276k · 17% under $125/mo HOA · 5% of rent

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• 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

This beautiful home with an open floor plan is a must see. It's a 4 bedroom 2 full baths. The kitchen has granite counter tops with all stainless steel appliances. Beautiful wood flooring throughout the home. Carpet in 3 bedrooms. The amenties includes play grounds for the kids, dog parks, large swimming pool with a slide and so much more. Seller is motivated and willing to pay some closing cost.

Key facts

• Wood flooring
• Open floor plan
• Granite counter tops

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• WOOD FLOORING
• LARGE SWIMMING POOL

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $125

Exterior

• Parking: Garage with two spaces and garage door opener
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-story; Excellent condition
• Construction: Brick and stucco construction; Shingle roof; Slab foundation; Built with renovation/maintenance resulting in excellent condition
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 45 x 110

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Ceiling fans; Granite counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 32% 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 $7k 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 30 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.03% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $276,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5169 Spillway Manor Dr	0.26mi	4/2.0	1,819 (-4%)	1mo	$273,900	$151	80
5164 Spillway Manor Dr	0.27mi	4/2.0	1,819 (-4%)	1mo	$273,900	$151	80
5148 Spillway Manor Dr	0.25mi	4/2.0	1,819 (-4%)	3mo	$269,900	$148	79
5161 Spillway Manor Dr	0.25mi	4/2.0	2,051 (+8%)	2mo	$283,900	$138	73
120 Lakeshore Village St S	0.16mi	4/2.0	2,111 (+12%)	1mo	$295,000	$140	72
3311 Tide Wind Dr	0.34mi	4/2.0	2,051 (+8%)	1mo	$297,900	$145	69
5132 Spillway Manor Dr	0.24mi	5/3.0 (+1)	2,016 (+6%)	1mo	$296,795	$147	68
5152 Spillway Manor Dr	0.26mi	5/3.0 (+1)	2,016 (+6%)	3mo	$294,900	$146	66
253 E Lake Dr	0.40mi	3/2.0 (-1)	1,781 (-6%)	2mo	$245,000	$138	65
320 E Lake Dr	0.41mi	3/1.0 (-1)	1,751 (-8%)	3mo	$245,000	$140	57
949 Channel Bend Ct	0.47mi	3/2.5 (-1)	1,644 (-13%)	2mo	$262,181	$159	48
5345 Fulvetta Falls Rd	0.69mi	5/3.0 (+1)	2,088 (+10%)	3mo	$290,000	$139	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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-29,218
• Equity at exit: $34,294

10-year hold

• IRR: -5.9%
• Equity multiple: 0.64×
• Total profit: $-22,953
• Equity at exit: $19,886

Cash invested: $64,400 (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 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 589
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$271 /mo · $3,252/yr
• Insurance: −$96
• HOA: −$125
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $172

Break-even live

Break-even rent $2,149

Max offer price $230,000

Occupancy floor 88%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	0.23mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.27mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.31mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.40mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.42mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	0.51mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	0.51mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	2d	14	0.63mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	44d	1	0.63mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.65mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.66mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.70mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	0.72mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.74mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	17d	1	0.82mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	0.83mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	0.99mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	2d	1	1.32mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: landscapingpool

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 30 DOM
2. 2026-06-17
   days on market $230,000 Active 29 DOM
3. 2026-06-16
   days on market $230,000 Active 28 DOM
4. 2026-06-15
   days on market $230,000 Active 27 DOM
5. 2026-06-13
   days on market $230,000 Active 25 DOM
6. 2026-06-10
   days on market $230,000 Active 22 DOM
7. 2026-06-09
   days on market $230,000 Active 21 DOM
8. 2026-06-08
   pricedays on market $230,000 Active 20 DOM
9. 2026-06-07
   days on market $250,000 Active 19 DOM
10. 2026-06-03
    days on market $250,000 Active 15 DOM
11. 2026-06-02
    days on market $250,000 Active 14 DOM
12. 2026-06-01
    days on market $250,000 Active 13 DOM
13. 2026-05-31
    days on market $250,000 Active 12 DOM
14. 2026-05-19
    listed $250,000 Active

    Show marketing remark (399 chars)

    This beautiful home with an open floor plan is a must see. It's a 4 bedroom 2 full baths. The kitchen has granite counter tops with all stainless steel appliances. Beautiful wood flooring throughout the home. Carpet in 3 bedrooms. The amenties includes play grounds for the kids, dog parks, large swimming pool with a slide and so much more. Seller is motivated and willing to pay some closing cost.

15. 2026-05-19
    listed $250,000 Active 399-char remark

    Show marketing remark (399 chars)

    This beautiful home with an open floor plan is a must see. It's a 4 bedroom 2 full baths. The kitchen has granite counter tops with all stainless steel appliances. Beautiful wood flooring throughout the home. Carpet in 3 bedrooms. The amenties includes play grounds for the kids, dog parks, large swimming pool with a slide and so much more. Seller is motivated and willing to pay some closing cost.

16. 2020-01-29
    soldstatus $235,900 341-char remark

    Show marketing remark (341 chars)

    New construction 4 bedroom 2 bath home featuring open living concept with 11' ceilings and crown molding, granite counter tops, stainless steel appliances, and a side patio. Master Bath includes hard surface flooring, double vanities, oversized soaking tub, and separate ceramic tile shower. Large Master Closet. VA and 100% financing availa

17. 2020-01-29
    listed $235,900 341-char remark

    Show marketing remark (341 chars)

    New construction 4 bedroom 2 bath home featuring open living concept with 11' ceilings and crown molding, granite counter tops, stainless steel appliances, and a side patio. Master Bath includes hard surface flooring, double vanities, oversized soaking tub, and separate ceramic tile shower. Large Master Closet. VA and 100% financing availa

18. 2020-01-29
    listed $235,900

    Show marketing remark (341 chars)

    New construction 4 bedroom 2 bath home featuring open living concept with 11' ceilings and crown molding, granite counter tops, stainless steel appliances, and a side patio. Master Bath includes hard surface flooring, double vanities, oversized soaking tub, and separate ceramic tile shower. Large Master Closet. VA and 100% financing availa

19. 2019-09-25
    price $234,900

ⓘ 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: $3,252 · $271/mo
• Projected year-2 tax: $3,252 · $271/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 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $28,406
• − Mortgage interest: −$12,884
• − Property taxes: −$3,252
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − HOA: −$1,500
• − Depreciation: −$6,691
• Taxable loss: −$1,615
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $2,453/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

+6.4% since first listed

6 events — show timeline

• 2026-05-19 Listed $250,000 AcadianaMLS
• 2026-05-19 Listed $250,000 GSREIN
• 2020-01-29 Listed $235,900 AcadianaMLS
• 2020-01-29 Listed $235,900 GSREIN
• 2020-01-29 Sold (MLS) $235,900 GSREIN
• 2019-09-25 Price Changed $234,900 GSREIN

Property tax history

-2.8%/yr

Latest (2025): $3,252 · -2.1% YoY. Source: county tax records.