4632 Marais River Dr · Slidell, LA 70461

$251,900

4 bd · 2.0 ba · 1,612 sqft · SingleFamily · 21 Days on market

Built 2026 Excellent condition 7,405 sqft lot $156/sqft · 8% above area Est $233k · 8% over $62/mo HOA · 3% of rent

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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 +13.4/30.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• ARV discount +3.9/15.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Hammond, one of our one-story floorplans featured in Lakeshore Villages, a new home community in Slidell, Louisiana. With 3 exteriors to choose from, the Hammond is sure to impress. Inside this 4-bedroom, 2-bathroom home, you'll find 1,612 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, gas stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour of the Hammond today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• One story floorplans
• Gas stove
• Large corner pantry

Tags

• ONE STORY FLOORPLANS
• SHAKER STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• LARGE CORNER PANTRY

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Has homeowners association (Lakeshore Villages POA); Annual association fee of $745; Community clubhouse; Community pool

Exterior

• Parking: Garage with two spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction (in progress); New construction
• Construction: Vinyl siding; Shingle roof; Slab foundation; New construction
• Exterior features: Covered concrete porch; Porch; Community pool; Smoke detectors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Pantry; Smart home; Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $252k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3 ($32/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 $229k (9.3% below list).
• Recommended offer: $229k (9.3% 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); 594 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% 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 21 days — a 2% lower offer ($248k) 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 $228,542 (9.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $233,479
• List price: $251,900
• Delta: 7.89%
• 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
3381 Bellwick Bay Dr	0.18mi	4/2.0	1,610 (-0%)	2mo	$239,900	$149	90
4658 Marais River Dr	0.00mi	4/2.0	1,506 (-7%)	1mo	$234,900	$156	88
4664 Marais River Dr	0.00mi	4/2.0	1,506 (-7%)	2mo	$234,900	$156	88
4670 Marais River Dr	0.00mi	4/2.0	1,506 (-7%)	3mo	$234,900	$156	87
4679 Marais River Dr	0.02mi	4/2.0	1,506 (-7%)	2mo	$229,900	$153	87
4686 Marais River Dr	0.00mi	4/2.0	1,506 (-7%)	6mo	$225,750	$150	84
4612 Marais River Dr	0.00mi	3/2.0 (-1)	1,392 (-14%)	1mo	$229,900	$165	72
5149 Clarkston Grove Dr	0.46mi	3/2.0 (-1)	1,613 (+0%)	6mo	$214,000	$133	69
4426 Marais River Dr	0.28mi	3/2.0 (-1)	1,455 (-10%)	2mo	$215,000	$148	64
4778 Cotton Grass Dr	0.36mi	4/2.0	1,425 (-12%)	1mo	$216,900	$152	63
5477 Fornea Glen Way	0.08mi	3/2.0 (-1)	1,405 (-13%)	8mo	$244,990	$174	63
3947 Seagull Cir	0.32mi	4/2.0	1,425 (-12%)	7mo	$211,900	$149	60

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-43,483
• Equity at exit: $37,559

10-year hold

• IRR: -12.5%
• Equity multiple: 0.31×
• Total profit: $-48,975
• Equity at exit: $21,780

Cash invested: $70,532 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,321
• Tax est. 1.5%: −$315 /mo · $3,778/yr
• Insurance: −$105
• HOA: −$62
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $3

Break-even live

Break-even rent $2,282

Max offer price $251,900

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $90	+0% $3	+5% $-84	+10% $-171
Rent	-10% $-178	-5% $-88	+0% $3	+5% $93	+10% $183
Rate	-1.0pp $130	-0.5pp $67	base $3	+0.5pp $-63	+1.0pp $-129

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: $62,975
• Closing costs: $7,557
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	0.23mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	19d	1	0.26mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	0.30mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	3d	1	0.36mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.37mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	19d	1	0.41mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.67mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.67mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.76mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	19d	1	0.77mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.92mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	1.10mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	1.10mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	1.10mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	1.14mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	4d	1	1.19mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	3d	1	1.45mi

HOA detail

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

Listing history 2 events

1. 2026-05-01
   listed $251,900 Active 1731-char remark

   Show marketing remark (1713 chars)

   Welcome to the Hammond, one of our one-story floorplans featured in Lakeshore Villages, a new home community in Slidell, Louisiana. With 3 exteriors to choose from, the Hammond is sure to impress. Inside this 4-bedroom, 2-bathroom home, you'll find 1,612 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, gas stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour of the Hammond today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

2. 2026-05-01
   listed $251,900 Active 1713-char remark

   Show marketing remark (1713 chars)

   Welcome to the Hammond, one of our one-story floorplans featured in Lakeshore Villages, a new home community in Slidell, Louisiana. With 3 exteriors to choose from, the Hammond is sure to impress. Inside this 4-bedroom, 2-bathroom home, you'll find 1,612 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, gas stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour of the Hammond today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

ⓘ 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: $27,425
• − Mortgage interest: −$14,110
• − Property taxes: −$3,778
• − Insurance: −$1,260
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − HOA: −$744
• − Depreciation: −$7,328
• Taxable loss: −$4,183
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $1,036/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

Excellent 100/100 None rehab

This home is move-in ready with excellent condition and no visible repairs needed. It offers a great value with updates that can further enhance its appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace kitchen faucet — Modernizes the kitchen and adds value
• Both Install smart home devices — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace kitchen faucet — Modernizes the kitchen and adds value ↑
• Both Install smart home devices — Improves convenience and adds 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

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Pending — GSREIN
• 2026-05-01 Listed $251,900 GSREIN
• 2026-05-01 Listed $251,900 AcadianaMLS