Decatur Plan · Slidell, LA 70461

$299,900

4 bd · 3.0 ba · 2,038 sqft · SingleFamily · 157 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 +14.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore The Decatur, a spacious 4-bedroom new construction home for sale in Lakeshore Villages, one of largest new home communities. This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living-perfect for today's modern lifestyle. Homebuyers searching for new homes in Slidell will love the bright, open layout where the kitchen, dining area, and family room flow together effortlessly to maximize both comfort and functionality. The gourmet kitchen includes granite countertops, stainless steel appliances, shaker-style cabinets, and a spacious kitchen island overlooking the living room-ideal for meal prep, gatherings, and everyday living. The downstairs primary bedroom offers a private retreat with soft carpeting and an attached bathroom featuring a granite double vanity, tiled walk-in shower, separate water closet, and a large walk-in closet. Upstairs, the Decatur provides three secondary bedrooms, a full bathroom, and a flexible game room-perfect for families needing space for guests, kids, working from home, or additional recreational space. Additional highlights of this new home in include durable sheet vinyl flooring in the entry, living room, and all wet areas; granite bathroom countertops throughout; and a rear covered patio (per plan) overlooking a fully landscaped and irrigated backyard. Every Decatur also comes equipped with America's Smart Home® - HOME IS CONNECTED® technology,

Key facts

• Gourmet kitchen
• Granite countertops
• Open-concept living

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT LIVING
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SHAKER-STYLE CABINETS

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,068.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $65 ($775/yr) — positive.
• To cash-flow at today's rent, offer at most $284k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (17.0% below list).
• Recommended offer: $249k (17.0% 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); 594 active listings in the ZIP; 26 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 34% 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 157 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,794 (17.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $275,068
• List price: $299,900
• Delta: 9.03%
• 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
5444 Fornea Glen Way	0.06mi	4/3.0	2,038 (0%)	2mo	$302,000	$148	96
5951 Belfast Bend Ct	0.05mi	4/2.5	2,130 (+4%)	9mo	$326,400	$153	80
5947 Belfast Bend Ct	0.04mi	4/2.5	1,836 (-10%)	6mo	$292,000	$159	75
3870 Canal Bank Dr	0.17mi	4/2.5	2,130 (+4%)	12mo	$336,330	$158	73
1374 Banks View St	0.26mi	5/3.0 (+1)	2,016 (-1%)	12mo	$319,900	$159	70
5449 Fornea Glen Way	0.06mi	3/2.5 (-1)	1,776 (-13%)	2mo	$274,900	$155	67
1442 Banks View St	0.22mi	4/2.0	1,867 (-8%)	7mo	$250,000	$134	66
5345 Fulvetta Falls Rd	0.55mi	5/3.0 (+1)	2,088 (+2%)	3mo	$290,000	$139	63
5536 Grand Springs Rd	0.65mi	4/2.0	2,056 (+1%)	5mo	$171,000	$83	60
7556 1st Lake Dr	0.69mi	4/3.0	2,088 (+2%)	8mo	$290,000	$139	57
6650 Delta Ridge Ave	0.68mi	4/2.5	2,252 (+10%)	6mo	$339,900	$151	44
3432 Bellwick Bay Dr	0.69mi	4/2.0	1,819 (-11%)	14mo	$273,000	$150	34

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-43,588
• Equity at exit: $41,013

10-year hold

• IRR: -10.2%
• Equity multiple: 0.41×
• Total profit: $-45,162
• Equity at exit: $23,783

Cash invested: $77,019 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,126/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $65

Break-even live

Break-even rent $2,406

Max offer price $275,068

Occupancy floor 92%

Sensitivity live

Price	-10% $255	-5% $160	+0% $65	+5% $-30	+10% $-126
Rent	-10% $-132	-5% $-34	+0% $65	+5% $163	+10% $261
Rate	-1.0pp $203	-0.5pp $135	base $65	+0.5pp $-7	+1.0pp $-79

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: $68,767
• Closing costs: $8,252
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	18d	1	0.22mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	17d	1	0.45mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.48mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	0.52mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	0.52mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	0.54mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.59mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.69mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	0.71mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	3d	1	0.74mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	3d	1	0.76mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	3d	1	0.80mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	0.81mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	3d	1	0.87mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	0.88mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.92mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.94mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	1.04mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	1.04mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	1.05mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	23d	1	1.10mi
4069 Marina Villa N Slidell, LA	4.0	4.0	2930	$5,000	$1.71	12d	1	1.20mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	5d	1	1.26mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	45d	1	1.41mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	5d	1	1.42mi
119 Ondine Ln Slidell, LA	4.0	2.0	2616	$3,000	$1.15	45d	1	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $299,900 Active 157 DOM
2. 2026-06-18
   days on market $299,900 Active 154 DOM
3. 2026-06-17
   days on market $299,900 Active 153 DOM
4. 2026-06-16
   days on market $299,900 Active 152 DOM
5. 2026-06-15
   days on market $299,900 Active 151 DOM
6. 2026-06-13
   days on market $299,900 Active 149 DOM
7. 2026-06-10
   days on market $299,900 Active 146 DOM
8. 2026-06-09
   days on market $299,900 Active 145 DOM
9. 2026-06-08
   days on market $299,900 Active 144 DOM
10. 2026-06-07
    days on market $299,900 Active 143 DOM
11. 2026-06-03
    days on market $299,900 Active 139 DOM
12. 2026-06-02
    days on market $299,900 Active 138 DOM
13. 2026-06-01
    days on market $299,900 Active 137 DOM
14. 2026-05-31
    days on market $299,900 Active 136 DOM
15. 2026-01-15
    listed $299,900 Active 1492-char remark

    Show marketing remark (1492 chars)

    Explore The Decatur, a spacious 4-bedroom new construction home for sale in Lakeshore Villages, one of largest new home communities. This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living-perfect for today's modern lifestyle. Homebuyers searching for new homes in Slidell will love the bright, open layout where the kitchen, dining area, and family room flow together effortlessly to maximize both comfort and functionality. The gourmet kitchen includes granite countertops, stainless steel appliances, shaker-style cabinets, and a spacious kitchen island overlooking the living room-ideal for meal prep, gatherings, and everyday living. The downstairs primary bedroom offers a private retreat with soft carpeting and an attached bathroom featuring a granite double vanity, tiled walk-in shower, separate water closet, and a large walk-in closet. Upstairs, the Decatur provides three secondary bedrooms, a full bathroom, and a flexible game room-perfect for families needing space for guests, kids, working from home, or additional recreational space. Additional highlights of this new home in include durable sheet vinyl flooring in the entry, living room, and all wet areas; granite bathroom countertops throughout; and a rear covered patio (per plan) overlooking a fully landscaped and irrigated backyard. Every Decatur also comes equipped with America's Smart Home® - HOME IS CONNECTED® technology,

ⓘ 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: $29,855
• − Mortgage interest: −$15,408
• − Property taxes: −$4,126
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$8,002
• Taxable loss: −$3,833
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $1,694/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 · 1 photo

Excellent 95/100 None rehab

This new construction home in Slidell, LA is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout and modern amenities, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances upgrade — Modernizes the kitchen and appeals to potential buyers
• Resale Bathroom fixtures upgrade — Modernizes the bathrooms and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances upgrade — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures upgrade — Modernizes the bathrooms and appeals to potential buyers ↑

ⓘ 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

• 2026-01-15 Listed $299,900 Zillow