4611 Oak Dr · Slidell, LA 70461

$240,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 92 Days on market

Built 2024 Good condition $190/sqft · 20% above area Est $200k · 20% over ↓ 4% 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).

• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is not your average "spec" home -- this one is truly custom. From the moment you walk in, you'll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout -- no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround facade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you're looking for custom touches and upgraded finishes -- this is the one.

Key facts

• Custom kitchen
• Custom backsplash
• Quartz countertops

Tags

• CUSTOM KITCHEN
• EXTENDED ISLAND
• EXPANDED COUNTER SPACE
• QUARTZ COUNTERTOPS
• CUSTOM BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $52 ($623/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 $200k (16.7% below list).
• Recommended offer: $200k (16.7% 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: Cypress Cove Elementary School (657 students, 53% FRL); Little Oak Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 929 students, 41% FRL); Pearl River High School (math 22% / reading 36%, grade F, #132 of 265 statewide, top 50%, 830 students, 55% FRL).
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).

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 92 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 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 $199,975 (16.7% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 17% 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. 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: 0.83% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $199,952
• List price: $240,000
• Delta: 20.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4613 Oak Dr	0.03mi	3/2.0	1,345 (+6%)	1mo	$250,000	$186	87
4568 Canal St	0.18mi	3/2.0	1,237 (-2%)	7mo	$199,750	$161	82
4178 Dauphine St	0.65mi	3/2.0	1,246 (-2%)	6mo	$210,000	$169	62
4346 Gum Dr	0.30mi	3/2.0	1,334 (+5%)	20mo	$150,000	$112	60
4318 Gum Dr	0.29mi	3/2.0	1,426 (+13%)	8mo	$180,500	$127	58
4412 Canal St	0.43mi	3/2.0	1,393 (+10%)	7mo	$211,000	$151	57
4184 St. Louis St	0.40mi	3/2.0	1,316 (+4%)	21mo	$215,000	$163	57
4141 St. Peter St	0.54mi	3/2.0	1,342 (+6%)	10mo	$210,000	$156	57
39578 Walnut Dr	0.73mi	3/2.0	1,290 (+2%)	12mo	$135,000	$105	52
4126 Dauphine St	0.69mi	3/2.0	1,367 (+8%)	4mo	$239,000	$175	51
4122 Dauphine St	0.71mi	3/2.0	1,405 (+11%)	5mo	$235,000	$167	44
4134 Dauphine St	0.69mi	3/2.0	1,377 (+9%)	13mo	$200,000	$145	42

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-38,176
• Equity at exit: $35,785

10-year hold

• IRR: -10.1%
• Equity multiple: 0.41×
• Total profit: $-39,359
• Equity at exit: $20,751

Cash invested: $67,200 (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: 594
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $52

Break-even live

Break-even rent $1,934

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $120	+0% $52	+5% $-16	+10% $-84
Rent	-10% $-106	-5% $-27	+0% $52	+5% $131	+10% $210
Rate	-1.0pp $173	-0.5pp $113	base $52	+0.5pp $-10	+1.0pp $-74

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	45d	1	0.54mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	0.96mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	23d	1	0.96mi
108 Ellwood Cir Slidell, LA	4.0	2.0	1517	$1,800	$1.19	5d	1	1.26mi
107 Dixie Cir Slidell, LA	3.0	2.0	1609	$1,900	$1.18	45d	1	1.36mi
114 Meredith Dr Slidell, LA	3.0	2.0	1531	$1,650	$1.08	45d	1	1.38mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	1.46mi
100 Firwood Dr Slidell, LA	4.0	2.0	1649	$1,900	$1.15	45d	1	1.47mi

Listing history 6 events

1. 2026-05-08
   price $240,000 1166-char remark

   Show marketing remark (1202 chars)

   This is not your average “spec” home — this one is truly custom. From the moment you walk in, you’ll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout — no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround façade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you’re looking for custom touches and upgraded finishes — this is the one.

2. 2026-05-08
   price $240,000 1202-char remark

   Show marketing remark (1202 chars)

   This is not your average “spec” home — this one is truly custom. From the moment you walk in, you’ll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout — no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround façade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you’re looking for custom touches and upgraded finishes — this is the one.

3. 2026-03-19
   price $245,000 1166-char remark

   Show marketing remark (1202 chars)

   This is not your average “spec” home — this one is truly custom. From the moment you walk in, you’ll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout — no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround façade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you’re looking for custom touches and upgraded finishes — this is the one.

4. 2026-03-19
   price $245,000 1202-char remark

   Show marketing remark (1202 chars)

   This is not your average “spec” home — this one is truly custom. From the moment you walk in, you’ll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout — no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround façade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you’re looking for custom touches and upgraded finishes — this is the one.

5. 2026-02-24
   listed $250,000 Active 1166-char remark

   Show marketing remark (1202 chars)

   This is not your average “spec” home — this one is truly custom. From the moment you walk in, you’ll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout — no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround façade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you’re looking for custom touches and upgraded finishes — this is the one.

6. 2026-02-24
   listed $250,000 Active 1202-char remark

   Show marketing remark (1202 chars)

   This is not your average “spec” home — this one is truly custom. From the moment you walk in, you’ll notice the upgraded details throughout. The kitchen is a showstopper featuring an extended island and expanded counter space, quartz countertops, a custom backsplash, stainless steel appliances, and a beautifully designed custom pantry. Thoughtfully selected light fixtures and custom black interior doors elevate the entire space beyond standard finishes. The home features luxury vinyl plank flooring throughout — no carpet. Designer sliding pocket doors (doors that slide seamlessly into the wall) add both style and functionality. The guest bathroom offers a spacious walk-in shower with custom tile work, while the primary suite is designed for relaxation with a soaking tub and a custom walk-in shower. This raised home makes a statement with its brick surround façade and added brick staircase leading to a welcoming front porch. Out back, enjoy an oversized deck perfect for entertaining, with plenty of room for outdoor furniture overlooking the expansive backyard. If you’re looking for custom touches and upgraded finishes — this is the one.

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,031 · $169/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: $23,997
• − Mortgage interest: −$13,444
• − Property taxes: −$2,031
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,982
• Taxable loss: −$3,500
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $1,463/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

Good 80/100 Cosmetic rehab

This custom home features upgraded details throughout, including a showstopper kitchen and marble bathrooms, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $240,000 AcadianaMLS
• 2026-05-08 Price Changed $240,000 GSREIN
• 2026-03-19 Price Changed $245,000 AcadianaMLS
• 2026-03-19 Price Changed $245,000 GSREIN
• 2026-02-24 Listed $250,000 GSREIN
• 2026-02-24 Listed $250,000 AcadianaMLS