5554 Grand Springs Rd · Slidell, LA 70461

$279,000

4 bd · 3.0 ba · 2,087 sqft · SingleFamily public records · 504 Days on market

Built 2022 Good condition 9,147 sqft lot $134/sqft · 15% below area Est $329k · 15% under $62/mo HOA · 3% of rent ↓ 10% since listing

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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 +15.7/30.0
• ARV discount +14.3/15.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this nearly-new, 3-year-young single-family home that proves you can have it all--style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it's X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there's room for everyone--or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready--so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it's sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don't just dream about the waterfront life--live it.

Key facts

• 9,147 sq ft lot
• Garage
• Built 2022

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $238k (14.8% below list).
• Recommended offer: $238k (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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 21 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 $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 504 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $237,796 (14.8% below list)

Questions for the listing agent

1. It's been on market 504 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.85% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $328,881
• List price: $279,000
• Delta: -15.17%
• 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
4386 Marais River Dr	0.40mi	4/3.0	2,208 (+6%)	2mo	$235,000	$106	70
5444 Fornea Glen Way	0.60mi	4/3.0	2,038 (-2%)	2mo	$302,000	$148	66
5132 Spillway Manor Dr	0.68mi	5/3.0 (+1)	2,016 (-3%)	1mo	$296,795	$147	56
5152 Spillway Manor Dr	0.74mi	5/3.0 (+1)	2,016 (-3%)	3mo	$294,900	$146	53
6756 Delta Ridge Ave	0.73mi	4/3.0	2,400 (+15%)	1mo	$376,085	$157	40
6756 Delta Ridge Ave	0.73mi	4/3.0	2,400 (+15%)	1mo	$376,085	$157	40
6732 Delta Ridge Ave	0.72mi	4/3.0	2,400 (+15%)	1mo	$372,900	$155	40
6724 Delta Ridge Ave	0.72mi	4/3.0	2,400 (+15%)	2mo	$376,900	$157	40
6708 Delta Ridge Ave	0.73mi	4/3.0	2,400 (+15%)	2mo	$369,000	$154	40
6748 Delta Ridge Ave	0.75mi	4/3.0	2,400 (+15%)	1mo	$377,900	$157	39
5148 Spillway Manor Dr	0.72mi	4/2.0	1,819 (-13%)	3mo	$269,900	$148	38
5449 Fornea Glen Way	0.60mi	3/2.5 (-1)	1,776 (-15%)	2mo	$274,900	$155	38

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-40,538
• Equity at exit: $41,600

10-year hold

• IRR: -8.1%
• Equity multiple: 0.52×
• Total profit: $-37,675
• Equity at exit: $24,123

Cash invested: $78,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$116
• HOA: −$62
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $122

Break-even live

Break-even rent $2,224

Max offer price $279,000

Occupancy floor 90%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.04mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.14mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.14mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	0.21mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	0.32mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	17d	1	0.40mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.44mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.44mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	0.46mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	0.46mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	21d	1	0.55mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	0.60mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.72mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	2d	14	0.75mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	44d	1	0.75mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.79mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.81mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	16d	1	0.94mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	1.13mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	2d	1	1.38mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	2d	1	1.49mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $279,000 Active 504 DOM
2. 2026-06-17
   days on market $279,000 Active 503 DOM
3. 2026-06-16
   days on market $279,000 Active 502 DOM
4. 2026-06-15
   days on market $279,000 Active 501 DOM
5. 2026-06-13
   days on market $279,000 Active 499 DOM
6. 2026-06-10
   days on market $279,000 Active 496 DOM
7. 2026-06-09
   days on market $279,000 Active 495 DOM
8. 2026-06-08
   days on market $279,000 Active 494 DOM
9. 2026-06-07
   days on market $279,000 Active 493 DOM
10. 2026-06-03
    days on market $279,000 Active 489 DOM
11. 2026-06-02
    days on market $279,000 Active 488 DOM
12. 2026-06-01
    days on market $279,000 Active 487 DOM
13. 2026-05-31
    days on market $279,000 Active 486 DOM
14. 2026-02-03
    price $279,000 814-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

15. 2026-02-03
    price $279,000 858-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

16. 2026-01-22
    price $289,900 814-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

17. 2026-01-22
    price $289,900 858-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

18. 2025-05-27
    price $299,900 814-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

19. 2025-05-27
    price $299,900 858-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

20. 2025-01-30
    listed $309,000 Active 814-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

21. 2025-01-30
    listed $309,000 Active 858-char remark

    Show marketing remark (858 chars)

    Step into this nearly-new, 3-year-young single-family home that proves you can have it all—style, space, and a splash of waterfront bliss without the flood insurance drama (yes, it’s X flood zone!). With 4 bedrooms, 3 baths, plus a versatile bonus room, there’s room for everyone—or every hobby. Boasting 2,087 sq ft of thoughtfully designed living space, this move-in-ready beauty is ADT smart home ready—so you can keep an eye on things without leaving your cozy couch. Love a good deal? This home comes with a VA assumable loan, making your financing a breeze. Whether it’s sunsets by the water, game nights in the bonus room, or hosting friends in the open living areas, this home effortlessly blends comfort, convenience, and a dash of tech-savvy flair. Don’t just dream about the waterfront life—live it.

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$151/yr (+$13/mo · 10.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,536
• − Mortgage interest: −$15,628
• − Property taxes: −$1,384
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$744
• − Depreciation: −$8,116
• Taxable loss: −$3,297
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $2,255/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 nearly-new single-family home is move-in ready with modern amenities and a prime waterfront location.

Value-add opportunities

• Both Smart home system installation — Enhances home security and convenience
• Both Landscaping improvements — Enhances curb appeal and property value
• Both Painting exterior and interior — Fresh paint can improve curb appeal and home value

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home system installation — Enhances home security and convenience ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Painting exterior and interior — Fresh paint can improve curb appeal and home 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

-9.7% since first listed

8 events — show timeline

• 2026-02-03 Price Changed $279,000 AcadianaMLS
• 2026-02-03 Price Changed $279,000 GSREIN
• 2026-01-22 Price Changed $289,900 AcadianaMLS
• 2026-01-22 Price Changed $289,900 GSREIN
• 2025-05-27 Price Changed $299,900 AcadianaMLS
• 2025-05-27 Price Changed $299,900 GSREIN
• 2025-01-30 Listed $309,000 GSREIN
• 2025-01-30 Listed $309,000 AcadianaMLS

Property tax history

-34.7%/yr

Latest (2025): $1,384 · -64.7% YoY. Source: county tax records.