5149 Spillway Manor Dr · Slidell, LA 70461

$247,900

3 bd · 2.0 ba · 1,343 sqft · SingleFamily · 149 Days on market

Built 2026 Good condition 8,276 sqft lot $185/sqft · 7% below area Est $266k · 7% under $62/mo HOA · 3% of rent ↓ 1% 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 +10.5/15.0
• Cash flow +9.7/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms--pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

Key facts

• Azaela floor plan
• 8,276 sq ft lot
• Garage

Tags

• AZAELA FLOOR PLAN
• LOW-MAINTENANCE HOMESITE
• OPEN-CONCEPT LIVING AREA
• SHAKER-STYLE CABINETRY
• 3 CM GRANITE COUNTERTOPS
• SINGLE-BASIN UNDERMOUNT SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (17.7% below list).
• Recommended offer: $204k (17.7% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $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 149 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 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 $204,108 (17.7% 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. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (median comp): $265,900
• List price: $247,900
• Delta: -6.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5109 Spillway Manor Dr	0.10mi	3/2.0	1,349 (+0%)	6mo	$232,900	$173	90
5349 Bypass Breeze Dr	0.06mi	3/2.0	1,349 (+0%)	9mo	$250,000	$185	89
5324 Bypass Breeze Dr	0.12mi	3/2.0	1,510 (+12%)	18mo	$268,900	$178	59
908 Lakeshore Village Pt	0.36mi	3/2.0	1,513 (+13%)	6mo	$234,900	$155	57
5336 Bypass Breeze Dr	0.10mi	3/2.0	1,510 (+12%)	24mo	$264,900	$175	55
744 Lakeshore Village Dr	0.51mi	3/2.0	1,513 (+13%)	8mo	$235,000	$155	49
228 E Lake Dr	0.59mi	3/2.0	1,508 (+12%)	12mo	$230,000	$153	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: -22.4%
• Equity multiple: 0.24×
• Total profit: $-53,062
• Equity at exit: $36,963

10-year hold

• IRR: -20.2%
• Equity multiple: -0.00×
• Total profit: $-69,651
• Equity at exit: $21,434

Cash invested: $69,412 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,300
• Tax est. 1.5%: −$310 /mo · $3,718/yr
• Insurance: −$103
• HOA: −$62
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-163

Break-even live

Break-even rent $2,247

Max offer price $224,353

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-77	+0% $-163	+5% $-248	+10% $-334
Rent	-10% $-324	-5% $-243	+0% $-163	+5% $-82	+10% $-1
Rate	-1.0pp $-38	-0.5pp $-100	base $-163	+0.5pp $-227	+1.0pp $-292

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	3d	1	0.18mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,195	$1.38	2d	14	0.46mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	45d	1	0.46mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	0.47mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.48mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	17d	1	0.62mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	3d	2	0.68mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	44d	1	0.68mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	2d	1	0.68mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,499	$1.32	2d	1	0.77mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.78mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.88mi
3500 Oak Harbor Blvd Slidell, LA	1.0–2.0	1.0–2.0	880	$1,385	$1.57	2d	9	0.90mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	1.01mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	2d	1	1.43mi
62200 W End Blvd Slidell, LA	1.0–2.0	1.0–2.0	925	$1,480	$1.60	2d	14	1.47mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 21 events

1. 2026-06-18
   days on market $247,900 Active 149 DOM
2. 2026-06-17
   days on market $247,900 Active 148 DOM
3. 2026-06-16
   days on market $247,900 Active 147 DOM
4. 2026-06-15
   days on market $247,900 Active 146 DOM
5. 2026-06-13
   days on market $247,900 Active 144 DOM
6. 2026-06-10
   days on market $247,900 Active 141 DOM
7. 2026-06-09
   days on market $247,900 Active 140 DOM
8. 2026-06-08
   days on market $247,900 Active 139 DOM
9. 2026-06-07
   days on market $247,900 Active 138 DOM
10. 2026-06-03
    days on market $247,900 Active 134 DOM
11. 2026-06-02
    days on market $247,900 Active 133 DOM
12. 2026-06-01
    days on market $247,900 Active 132 DOM
13. 2026-05-31
    days on market $247,900 Active 131 DOM
14. 2026-04-10
    price $247,900 1611-char remark

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

15. 2026-04-10
    price $247,900 1617-char remark

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

16. 2026-02-19
    price $249,900 1611-char remark

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

17. 2026-02-19
    price $249,900 1617-char remark

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

18. 2026-02-19
    price $249,900

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

19. 2026-01-20
    listed $250,900 Active

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

20. 2026-01-20
    listed $250,900 Active 1611-char remark

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

21. 2026-01-20
    listed $250,900 Active 1617-char remark

    Show marketing remark (1617 chars)

    Welcome to the Azaela floor plan, a thoughtfully designed home located in Lakeshore Villages, a new home community in Slidell, Louisiana. Offering the perfect blend of comfort, style, and functionality. Nestled on a low-maintenance homesite, this home is ideal for those seeking a relaxed lifestyle without the hassle of extensive yard upkeep. The Azaela has 3 spacious bedrooms, 2 bathrooms, and approximately 1,343 sq. ft. of living space, providing ample room for families, couples, or anyone looking for a smart layout that maximizes every square foot. Step inside to an open-concept living area that seamlessly connects the kitchen, dining, and living rooms—pefect for entertaining or enjoying everyday moments. The kitchen is equipped with shaker-style cabinetry, 3 cm granite countertops, a single-basin undermount sink, and stainless-steel appliances including a stove, microwave hood, and dishwasher. A gooseneck pulldown faucet adds both style and convenience. The laundry room is strategically located near the dining area, keeping you connected to the heart of the home while handling daily chores with ease. Retreat to the private primary suite, complete with a spacious bedroom, a dual vanity ensuite bathroom, a shower/tub combination, and a separate toilet area. A walk-in closet offers generous storage space, making organization effortless. Whether you're hosting guests or enjoying a quiet evening at home, the Evergreen plan is designed to support your lifestyle with comfort and elegance. Interested in the Azaela floor plan? Contact us today to learn more and schedule your personal tour!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,493
• − Mortgage interest: −$13,886
• − Property taxes: −$3,718
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$744
• − Depreciation: −$7,212
• Taxable loss: −$6,226
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $-459/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs needed. The highest-ROI updates would be painting the exterior, landscaping improvements, and adding smart home features to enhance both resale and rental value.

Value-add opportunities

• Resale Painting the exterior brick facade — Enhances curb appeal and can add value.
• Resale Landscaping improvements — Enhances curb appeal and can add value.
• Both Adding smart home features — Improves functionality and can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can add value.
• Rental Adding a smart thermostat — Improves energy efficiency and can attract renters looking for smart home features.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior brick facade — Enhances curb appeal and can add value. ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value. ↑
• Both Adding smart home features — Improves functionality and can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can add value. ↑
• Rental Adding a smart thermostat — Improves energy efficiency and can attract renters looking for smart home features. ↑

ⓘ 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

-1.2% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $247,900 AcadianaMLS
• 2026-04-10 Price Changed $247,900 GSREIN
• 2026-02-19 Price Changed $249,900 AcadianaMLS
• 2026-02-19 Price Changed $249,900 GSREIN
• 2026-02-19 Price Changed $249,900 Zillow
• 2026-01-20 Listed $250,900 Zillow
• 2026-01-20 Listed $250,900 GSREIN
• 2026-01-20 Listed $250,900 AcadianaMLS