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5554 Grand Springs Rd
C- Composite 54.03
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 +16.7/30.0
  • ARV discount +15.0/15.0
  • DSCR +5.2/10.0
  • Condition / age +4.0/5.0
  • 1% rule +3.8/10.0
  • Livability +3.5/5.0
  • Rent growth +2.9/5.0
  • Schools +2.9/10.0
  • Appreciation +0.0/10.0

$268,000

5554 Grand Springs Rd · Slidell, LA 70461
4 bd · 3.0 ba · 2,087 sqft · SingleFamily public records · 34 Days on market
Built 2022 Good condition Garage $128/sqft · 19% below area Est $330k · 19% under $62/mo HOA · 3% of rent ↓ 13% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

VA ASSUMABLE LOAN FOR THE ENTIRE LISTED PRICE! Enjoy waterfront living in this nearly new, 4-year-old home located in an X flood zone. Offering 4 bedrooms, 3 full baths, an office / flex space, and 2,087 sq ft, this home features an inviting open floor plan, waterfront views, and ADT smart home readiness. The neighborhood offers an incredible array of amenities right outside your door, including a clubhouse, waterpark, splash pad, fenced playground/park, basketball courts, and more! Relax by the water, enjoy the community amenities, and take advantage of this rare 3.75% VA assumable financing opportunity. The home also is under termite contract and had a wind mitigation inspection to help with homeowners' insurance cost. This isn't just waterfront living, it's a lifestyle filled with relaxation, recreation, and everyday moments to enjoy.

Key facts

  • Open floor plan
  • Waterfront views
  • Clubhouse

Tags

WATERFRONT LIVINGOPEN FLOOR PLANWATERFRONT VIEWSSMART HOME READINESSCLUBHOUSEWATERPARK

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/3.0-bath single-family listed at $268k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $169 ($2k/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 $236k (12.0% below list).
  • Recommended offer: $236k (12.0% 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: W.L. Abney Elementary School (math 31% / reading 38%, grade F, #284 of 646 statewide, top 46%, 1,094 students, 70% FRL); St. Tammany Junior High School (math 19% / reading 41%, grade F, #114 of 218 statewide, top 53%, 793 students, 68% FRL); Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 67% FRL vs 40% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 28% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the St. Tammany Parish average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents rising (+1.7%/yr); 778 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).
  • 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 34 days — a 3% lower offer ($260k) 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 $235,890 (12.0% below list)

Questions for the listing agent

  1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
  6. 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.
  7. 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
0.88% ✗
Cap rate
7.05%
Cash-on-cash
2.70%
DSCR
1.12
GRM
9.5

CMA / ARV

ARV (median comp)
$329,624
List price
$268,000
Delta
-18.70%
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
5117 Clarkston Grove Dr 0.14mi 4/3.0 2,088 (0%) 2mo $235,000 $113 92
4386 Marais River Dr 0.40mi 4/3.0 2,208 (+6%) 6mo $235,000 $106 67
5444 Fornea Glen Way 0.60mi 4/3.0 2,038 (-2%) 5mo $302,000 $148 64
5132 Spillway Manor Dr 0.68mi 5/3.0 (+1) 2,016 (-3%) 4mo $296,795 $147 54
6740 Delta Ridge Ave 0.74mi 4/3.0 2,400 (+15%) 1mo $369,900 $154 39
6756 Delta Ridge Ave 0.73mi 4/3.0 2,400 (+15%) 4mo $376,085 $157 38
6756 Delta Ridge Ave 0.73mi 4/3.0 2,400 (+15%) 4mo $376,085 $157 38
6732 Delta Ridge Ave 0.72mi 4/3.0 2,400 (+15%) 4mo $372,900 $155 38
6724 Delta Ridge Ave 0.72mi 4/3.0 2,400 (+15%) 5mo $376,900 $157 38
6708 Delta Ridge Ave 0.73mi 4/3.0 2,400 (+15%) 5mo $369,000 $154 37
6748 Delta Ridge Ave 0.75mi 4/3.0 2,400 (+15%) 4mo $377,900 $157 37
5449 Fornea Glen Way 0.60mi 3/2.5 (-1) 1,776 (-15%) 6mo $274,900 $155 35

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
-13.4%
Equity multiple
0.52×
Total profit
$-35,716
Equity at exit
$39,960
10-year hold
IRR
-6.5%
Equity multiple
0.61×
Total profit
$-29,476
Equity at exit
$23,172

Cash invested: $75,040 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
88 active · 39 under contract
Months of supply
12.9 mo (8%/mo absorbed)
Median asking
$282,500 ($147/sqft)
Median days on market
89 d
This list price
33% of active listings are priced below it
ARV vs active asking
+7.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70461

Home prices YoY
-33.0%
Rents YoY
1.7%
Active inventory
778
Price-to-rent
9.5×

Monthly cashflow live

Estimated rent
$2,359 high interval (Pro) →
Mortgage (P&I)
−$1,405
Tax from tax record
−$115 /mo · $1,384/yr
Insurance
−$112
HOA
−$62
Vacancy / Maint / Mgmt
−$495
Net cashflow
$169

Break-even live

Break-even rent $2,145
Max offer price $268,000
Occupancy floor 88%

Sensitivity live

Price -10% $321 -5% $245 +0% $169 +5% $93 +10% $17
Rent -10% $-17 -5% $76 +0% $169 +5% $262 +10% $355
Rate -1.0pp $304 -0.5pp $237 base $169 +0.5pp $100 +1.0pp $29

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
$67,000
Closing costs
$8,040
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
5579 Grand Springs Rd Slidell, LA 4.0 2.0 1867 $2,200 $1.18 0d 1 0.04mi
5579 Grand Springs Rd Slidell, LA 4.0 2.0 1867 $2,200 $1.18 139d 1 0.04mi
7535 1st Lake Dr Slidell, LA 3.0 2.0 1564 $2,195 $1.40 112d 1 0.14mi
7535 1st Lake Dr Slidell, LA 3.0 2.0 1564 $2,195 $1.40 81d 1 0.14mi
5180 Clarkston Grove Dr Slidell, LA 4.0 2.0 2079 $2,250 $1.08 87d 1 0.14mi
5169 Clarkston Grove Dr Slidell, LA 4.0 3.0 2107 $2,250 $1.07 112d 1 0.14mi
3635 Trestle Crossing Ave Slidell, LA 4.0 3.0 2208 $2,600 $1.18 139d 1 0.21mi
541 New Basin Rd Slidell, LA 3.0 2.0 1447 $2,250 $1.55 87d 1 0.26mi
705 Lakeshore Vlg E Slidell, LA 3.0 2.0 1564 $2,150 $1.37 0d 1 0.31mi
713 Lakeshore Vlg E Slidell, LA 3.0 2.0 1563 $2,100 $1.34 139d 1 0.32mi
4356 Marais River Dr Slidell, LA 4.0 2.0 1867 $2,295 $1.23 7d 1 0.36mi
3890 Hummell Crest Rd Slidell, LA 4.0 2.0 2340 $2,450 $1.05 81d 1 0.37mi
5916 Honey Glade Rd Slidell, LA 4.0 2.0 2290 $2,600 $1.14 112d 1 0.40mi
3877 Seagull Cir Slidell, LA 4.0 2.0 1425 $2,350 $1.65 10d 1 0.41mi
112 Oak Landing Ln Slidell, LA 4.0 2.0 1884 $2,400 $1.27 10d 1 0.41mi
109 Oak Landing Ln Slidell, LA 4.0 2.0 1884 $2,350 $1.25 112d 1 0.44mi
479 Lakeshore Vlg E Slidell, LA 4.0 2.0 1893 $2,400 $1.27 119d 1 0.44mi
289 Grand Isle Ct Slidell, LA 4.0 2.0 1980 $2,300 $1.16 119d 1 0.46mi
289 Grand Isle Ct Slidell, LA 4.0 2.0 1980 $2,300 $1.16 139d 1 0.46mi
948 Channel Bend Ct Slidell, LA 5.0 2.5 2658 $2,800 $1.05 117d 1 0.55mi
948 Channel Bend Ct Slidell, LA 5.0 2.5 2360 $2,500 $1.06 81d 1 0.55mi
408 Lakeshore Vlg E Slidell, LA 3.0 2.0 1785 $2,395 $1.34 92d 1 0.60mi
5225 Summer Pecan Rd Slidell, LA 4.0 2.0 2079 $2,300 $1.11 119d 1 0.72mi
5548 Delta Horizon Dr Slidell, LA 4.0 3.0 2087 $2,590 $1.24 63d 1 0.74mi
3604 Spruce Key Ln Slidell, LA 3.0–4.0 2.0 1539 $2,610 $1.70 140d 1 0.75mi
3604 Spruce Key Ln Slidell, LA 3.0–4.0 2.0 1586 $2,610 $1.65 0d 13 0.75mi
220 E Lake Dr Slidell, LA 5.0 2.5 2350 $2,700 $1.15 81d 1 0.76mi
3616 Spruce Key Ln Slidell, LA 3.0 2.0 1635 $2,395 $1.46 62d 1 0.79mi
905 Lakeshore Village Pt Slidell, LA 4.0 2.0 2200 $2,425 $1.10 6d 1 0.80mi
5748 Spring Briar St Slidell, LA 4.0 2.0 1728 $2,400 $1.39 0d 1 0.81mi
5265 Summer Pecan Rd Slidell, LA 4.0 2.0 1647 $2,200 $1.34 63d 1 0.81mi
140 E Lake Ct Slidell, LA 4.0 2.0 1683 $2,200 $1.31 6d 1 0.82mi
5273 Summer Pecan Rd Slidell, LA 4.0 2.0 2072 $2,300 $1.11 0d 1 0.83mi
3415 Tide Wind Dr Slidell, LA 3.0 2.0 1640 $2,200 $1.34 6d 1 0.84mi
7861 Camellia Bud Ct Slidell, LA 4.0 3.5 2680 $2,950 $1.10 111d 1 0.94mi
301 Lakeshore Blvd N Slidell, LA 1.0–4.0 1.0–2.0 1134 $1,550 $1.37 0d 1 1.13mi
206 Nicklaus Dr Slidell, LA 3.0 2.0 2210 $2,500 $1.13 78d 1 1.20mi
25 Oak Tree Dr Slidell, LA 4.0 2.5 2530 $2,900 $1.15 81d 1 1.38mi
44 Oak Tree Dr Slidell, LA 4.0 2.5 2775 $3,000 $1.08 97d 1 1.49mi
44 Oak Tree Dr Slidell, LA 4.0 2.5 2775 $3,000 $1.08 0d 1 1.49mi

Property features AI

Finance

HOA & community
Homeowners association with an annual fee of $745

Exterior

Parking
Attached garage with garage door openerGarage with two parking spaces
Security
Smoke detector(s)
Utilities
Public waterPublic sewerHas power for central heating and cooling
Home design
Single-storyBrick and stucco constructionShingle roofSlab foundation
Construction
Built with brick and stuccoShingle roofSlab foundation
Exterior features
Concrete covered patio/porchWaterfront with canal accessOutside city limitsRectangular lot (49 x 149 x 53 x 150)

Interior

Kitchen
OvenRangeGranite countersPantryStainless steel appliances
Bathrooms
3 full bathrooms
Heating & cooling
Central heatingCentral air conditioning
Interior features
AtticCeiling fan(s)Carbon monoxide detectorGranite countersPantryPull-down attic stairsStainless steel appliancesExcellent conditionHas home warranty

HOA detail $62/mo · $744/yr

Likely covers
water

Listing history 50 events

  1. 2026-09-23
    days on market $268,000 Active 34 DOM
  2. 2026-09-22
    days on market $268,000 Active 33 DOM
  3. 2026-09-21
    days on market $268,000 Active 32 DOM
  4. 2026-09-20
    days on market $268,000 Active 31 DOM
  5. 2026-09-19
    days on market $268,000 Active 30 DOM
  6. 2026-09-18
    days on market $268,000 Active 29 DOM
  7. 2026-09-17
    days on market $268,000 Active 28 DOM
  8. 2026-09-16
    days on market $268,000 Active 27 DOM
  9. 2026-09-15
    days on market $268,000 Active 26 DOM
  10. 2026-09-14
    days on market $268,000 Active 25 DOM
  11. 2026-09-13
    days on market $268,000 Active 24 DOM
  12. 2026-09-12
    days on market $268,000 Active 23 DOM
  13. 2026-09-11
    days on market $268,000 Active 22 DOM
  14. 2026-09-05
    days on market $268,000 Active 16 DOM
  15. 2026-09-04
    days on market $268,000 Active 15 DOM
  16. 2026-09-03
    days on market $268,000 Active 14 DOM
  17. 2026-08-31
    days on market $268,000 Active 11 DOM
  18. 2026-08-29
    days on market $268,000 Active 9 DOM
  19. 2026-08-28
    days on market $268,000 Active 8 DOM
  20. 2026-08-27
    days on market $268,000 Active 7 DOM
  21. 2026-08-25
    days on market $268,000 Active 5 DOM
  22. 2026-08-24
    days on market $268,000 Active 4 DOM
  23. 2026-08-23
    days on market $268,000 Active 3 DOM
  24. 2026-08-22
    days on market $268,000 Active 2 DOM
  25. 2026-08-20
    remarks 699-char remark
    Show marketing remark (849 chars)

    VA ASSUMABLE LOAN FOR THE ENTIRE LISTED PRICE! Enjoy waterfront living in this nearly new, 4-year-old home located in an X flood zone. Offering 4 bedrooms, 3 full baths, an office / flex space, and 2,087 sq ft, this home features an inviting open floor plan, waterfront views, and ADT smart home readiness. The neighborhood offers an incredible array of amenities right outside your door, including a clubhouse, waterpark, splash pad, fenced playground/park, basketball courts, and more! Relax by the water, enjoy the community amenities, and take advantage of this rare 3.75% VA assumable financing opportunity. The home also is under termite contract and had a wind mitigation inspection to help with homeowners' insurance cost. This isn't just waterfront living, it's a lifestyle filled with relaxation, recreation, and everyday moments to enjoy.

  26. 2026-08-20
    pricedays on marketlisting id $268,000 Active 1 DOM
    Show marketing remark (849 chars)

    VA ASSUMABLE LOAN FOR THE ENTIRE LISTED PRICE! Enjoy waterfront living in this nearly new, 4-year-old home located in an X flood zone. Offering 4 bedrooms, 3 full baths, an office / flex space, and 2,087 sq ft, this home features an inviting open floor plan, waterfront views, and ADT smart home readiness. The neighborhood offers an incredible array of amenities right outside your door, including a clubhouse, waterpark, splash pad, fenced playground/park, basketball courts, and more! Relax by the water, enjoy the community amenities, and take advantage of this rare 3.75% VA assumable financing opportunity. The home also is under termite contract and had a wind mitigation inspection to help with homeowners' insurance cost. This isn't just waterfront living, it's a lifestyle filled with relaxation, recreation, and everyday moments to enjoy.

  27. 2026-07-30
    days on market $279,000 Active 545 DOM
  28. 2026-07-28
    days on market $279,000 Active 544 DOM
  29. 2026-07-26
    days on market $279,000 Active 542 DOM
  30. 2026-07-24
    days on market $279,000 Active 540 DOM
  31. 2026-07-23
    days on market $279,000 Active 539 DOM
  32. 2026-07-22
    days on market $279,000 Active 538 DOM
  33. 2026-07-21
    days on market $279,000 Active 537 DOM
  34. 2026-07-20
    days on market $279,000 Active 536 DOM
  35. 2026-07-18
    days on market $279,000 Active 534 DOM
  36. 2026-07-18
    days on market $279,000 Active 533 DOM
  37. 2026-07-16
    days on market $279,000 Active 532 DOM
  38. 2026-07-15
    days on market $279,000 Active 531 DOM
  39. 2026-07-14
    days on market $279,000 Active 530 DOM
  40. 2026-07-13
    days on market $279,000 Active 529 DOM
  41. 2026-07-13
    days on market $279,000 Active 528 DOM
  42. 2026-07-11
    days on market $279,000 Active 527 DOM
  43. 2026-07-10
    days on market $279,000 Active 526 DOM
  44. 2026-07-09
    days on market $279,000 Active 525 DOM
  45. 2026-07-07
    days on market $279,000 Active 523 DOM
  46. 2026-07-06
    days on market $279,000 Active 522 DOM
  47. 2026-07-05
    days on market $279,000 Active 521 DOM
  48. 2026-07-03
    days on market $279,000 Active 519 DOM
  49. 2026-07-02
    days on market $279,000 Active 518 DOM
  50. 2026-07-01
    days on market $279,000 Active 517 DOM

ⓘ 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
$1,474 · $123/mo
Expected delta
+$90/yr (+$8/mo · 6.5%)

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$28,307
− Mortgage interest
−$15,012
− Property taxes
−$1,384
− Insurance
−$1,340
− Repairs & maintenance
−$2,265
− Management
−$2,265
− HOA
−$744
− Depreciation
−$7,796
Taxable loss
−$2,498
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$600
After-tax cash flow
$2,629/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 ↑
F Composite school gradezoned avg 28/100

Zoned Schools

Elementary W.l. Abney Elementary School F LA #284/646 Nat'l #23,081/41,679 Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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
B Composite livability gradescore 70/100

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 · 286,725 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
25% of renters

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%
Hispanic origin (detail)
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
—

Price history

-13.3% since first listed
9 events — show timeline
  • 2026-08-20 Listed $268,000 GSREIN
  • 2026-08-20 Listed $268,000 AcadianaMLS
  • 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 AcadianaMLS

Property tax history

-34.7%/yr

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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