Aspen Plan · Slidell, LA 70461

$247,900

3 bd · 2.0 ba · 1,343 sqft · SingleFamily · 291 Days on market

Excellent condition

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Aspen floorplan, a single-story option available in Bonterra, a new home community in Slidell, Louisiana. With 2 equally impressive exteriors to choose from, you can customize it to your liking. Step inside this 3 bedroom, 2 bathroom residence to find 1,343 square feet of living space. The living area is an open concept, where your kitchen, living and dining area blend into a space perfect for everyday living and entertaining. The well-equipped kitchen features shaker-style cabinets, gooseneck pulldown faucets, stainless-steel appliances, and 3 cm granite countertops. Maximize efficiency with a pantry and a separate laundry room. Experience the convenience of the dining room located next to the kitchen and the smooth transition to the nearby living room. The bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, and a separate linen closet. Get in touch with us now and discover your new residence in an Aspen!

Key facts

• Aspen floorplan
• New home community
• Single story option

Tags

• ASPEN FLOORPLAN
• SINGLE STORY OPTION
• NEW HOME COMMUNITY
• OPEN CONCEPT LIVING AREA
• WELL EQUIPPED KITCHEN
• SHAKER STYLE CABINETS

🏗️ New construction. The $247,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,593.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (14.8% below list).
• Recommended offer: $211k (14.8% 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); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $8k 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 291 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,327 (14.8% 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 291 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $261,593
• List price: $247,900
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40531 Cara Mae St	0.00mi	3/2.0	1,343 (0%)	7mo	$232,900	$173	94
40547 Cara Mae St	0.01mi	3/2.0	1,392 (+4%)	0mo	$244,900	$176	94
40443 Cara Mae St	0.00mi	3/2.0	1,343 (0%)	10mo	$247,900	$185	92
40411 Cara Mae St	0.05mi	3/2.0	1,343 (0%)	10mo	$254,900	$190	89
60454 Culper Dr	0.11mi	3/2.0	1,343 (0%)	7mo	$244,900	$182	89
60641 Townsend Dr	0.12mi	3/2.0	1,343 (0%)	8mo	$252,900	$188	88
40431 Cara Mae St	0.14mi	3/2.0	1,343 (0%)	12mo	$253,510	$189	84
40415 Cara Mae St	0.18mi	3/2.0	1,343 (0%)	12mo	$253,510	$189	82
40381 Cara Mae St	0.19mi	3/2.0	1,343 (0%)	15mo	$247,900	$185	78
40389 Cara Mae St	0.20mi	3/2.0	1,343 (0%)	16mo	$249,900	$186	77
313 Lake Erie Dr	0.56mi	3/2.0	1,500 (+12%)	3mo	$219,000	$146	52
4568 Canal St	0.71mi	3/2.0	1,237 (-8%)	7mo	$199,750	$161	48

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-53,855
• Equity at exit: $39,004

10-year hold

• IRR: -18.4%
• Equity multiple: 0.06×
• Total profit: $-68,858
• Equity at exit: $22,618

Cash invested: $73,246 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,372
• Tax est. 1.5%: −$327 /mo · $3,924/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-138

Break-even live

Break-even rent $2,288

Max offer price $241,577

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-48	+0% $-138	+5% $-229	+10% $-319
Rent	-10% $-305	-5% $-222	+0% $-138	+5% $-55	+10% $29
Rate	-1.0pp $-7	-0.5pp $-72	base $-138	+0.5pp $-206	+1.0pp $-275

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: $65,398
• Closing costs: $7,848
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	25d	1	0.13mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	23d	1	0.34mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	45d	1	0.79mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	0.82mi
59278 Rebel Dr Unit A Slidell, LA	2.0	1.0	900	$1,185	$1.32	45d	1	1.00mi
59278 Rebel Dr Slidell, LA	2.0	1.0	900	$1,175	$1.31	45d	1	1.00mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	5d	1	1.07mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	45d	1	1.07mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	5d	1	1.13mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	13d	1	1.13mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	45d	1	1.45mi

Listing history 15 events

1. 2026-06-21
   days on market $247,900 Active 291 DOM
2. 2026-06-18
   days on market $247,900 Active 288 DOM
3. 2026-06-17
   days on market $247,900 Active 287 DOM
4. 2026-06-16
   days on market $247,900 Active 286 DOM
5. 2026-06-15
   days on market $247,900 Active 285 DOM
6. 2026-06-13
   days on market $247,900 Active 283 DOM
7. 2026-06-10
   days on market $247,900 Active 280 DOM
8. 2026-06-09
   days on market $247,900 Active 279 DOM
9. 2026-06-08
   days on market $247,900 Active 278 DOM
10. 2026-06-07
    days on market $247,900 Active 277 DOM
11. 2026-06-03
    days on market $247,900 Active 273 DOM
12. 2026-06-02
    days on market $247,900 Active 272 DOM
13. 2026-06-01
    days on market $247,900 Active 271 DOM
14. 2026-05-31
    days on market $247,900 Active 270 DOM
15. 2025-09-03
    listed $247,900 Active 1308-char remark

    Show marketing remark (1308 chars)

    Welcome to the Aspen floorplan, a single-story option available in Bonterra, a new home community in Slidell, Louisiana. With 2 equally impressive exteriors to choose from, you can customize it to your liking. Step inside this 3 bedroom, 2 bathroom residence to find 1,343 square feet of living space. The living area is an open concept, where your kitchen, living and dining area blend into a space perfect for everyday living and entertaining. The well-equipped kitchen features shaker-style cabinets, gooseneck pulldown faucets, stainless-steel appliances, and 3 cm granite countertops. Maximize efficiency with a pantry and a separate laundry room. Experience the convenience of the dining room located next to the kitchen and the smooth transition to the nearby living room. The bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, and a separate linen closet. Get in touch with us now and discover your new residence in an Aspen!

ⓘ 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: $25,359
• − Mortgage interest: −$14,653
• − Property taxes: −$3,924
• − Insurance: −$1,308
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,610
• Taxable loss: −$6,193
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-174/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 · 14 photos

Excellent 100/100 None rehab

The home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from some exterior painting and landscaping improvements to enhance its curb appeal and resale value.

Value-add opportunities

• Resale Painting the exterior and interior — Painting can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Landscaping improvements — Landscaping can enhance the curb appeal and make the home more attractive to potential buyers.
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior — Painting can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Landscaping improvements — Landscaping can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its value. ↑

ⓘ 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 event — show timeline

• 2025-09-03 Listed $247,900 Zillow