Bay Leaf Plan · Slidell, LA 70461

$237,900

4 bd · 2.0 ba · 1,581 sqft · SingleFamily · 100 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 +15.4/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Bay Leaf, a beautifully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,581 square feet of comfortable, thoughtfully planned living space. Designed for modern living, this open-concept floor plan is perfect for families, entertainers, first-time buyers, and anyone searching for a functional and stylish home in Slidell, La, Lakeshore Villages. Step inside from the covered front porch into a welcoming foyer with convenient access to the laundry room. The Bay Leaf opens into a bright, flowing layout where the kitchen, dining, and living room come together seamlessly, creating the ideal space for everyday living and gathering with friends and family. The modern kitchen features a spacious island overlooking the living area, a walk-in pantry, and easy access to the dining room. Homebuyers will love the stainless steel appliances, including a stove, microwave hood, and dishwasher, paired with beautiful 3 cm granite countertops throughout, adding durability, style, and value. The primary bedroom suite, located privately toward the rear of the home, offers a relaxing retreat complete with a large walk-in closet and a well-appointed bathroom with dual-sink vanity and linen storage. Three additional secondary bedrooms are thoughtfully positioned throughout the home, providing flexibility for children's rooms, guest space, home office needs, or hobby areas, all supported by a conveniently located second full b

Key facts

• Spacious island
• Modern kitchen
• Walk-in pantry

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• SPACIOUS ISLAND
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $237,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,947.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $95 ($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 $231k (3.0% below list).
• Recommended offer: $216k (9.0% below list) — sets the bar for market timing.

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; 20 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 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 $7k 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 100 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,489 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $249,947
• List price: $237,900
• Delta: -4.82%
• 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
5441 Fornea Glen Way	0.06mi	4/2.0	1,612 (+2%)	1mo	$249,900	$155	94
5472 Fornea Glen Way	0.06mi	4/2.0	1,612 (+2%)	2mo	$256,005	$159	92
5460 Fornea Glen Way	0.06mi	4/2.0	1,612 (+2%)	4mo	$244,900	$152	91
5468 Fornea Glen Way	0.06mi	4/2.0	1,612 (+2%)	5mo	$243,900	$151	90
5481 Fornea Glen Way	0.06mi	3/2.0 (-1)	1,405 (-11%)	1mo	$224,900	$160	73
5429 Fornea Glen Way	0.06mi	3/2.0 (-1)	1,405 (-11%)	2mo	$236,900	$169	72
5473 Fornea Glen Way	0.06mi	3/2.0 (-1)	1,405 (-11%)	4mo	$225,990	$161	71
5449 Fornea Glen Way	0.06mi	3/2.5 (-1)	1,776 (+12%)	2mo	$274,900	$155	68
3381 Bellwick Bay Dr	0.67mi	4/2.0	1,610 (+2%)	2mo	$239,900	$149	64
5149 Clarkston Grove Dr	0.51mi	3/2.0 (-1)	1,613 (+2%)	6mo	$214,000	$133	63
3435 Tide Wind Dr	0.74mi	4/2.0	1,585 (+0%)	4mo	$235,000	$148	62
4778 Cotton Grass Dr	0.71mi	4/2.0	1,425 (-10%)	1mo	$216,900	$152	50

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-37,343
• Equity at exit: $37,268

10-year hold

• IRR: -8.9%
• Equity multiple: 0.48×
• Total profit: $-36,307
• Equity at exit: $21,611

Cash invested: $69,985 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,749/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $95

Break-even live

Break-even rent $2,186

Max offer price $249,947

Occupancy floor 91%

Sensitivity live

Price	-10% $268	-5% $181	+0% $95	+5% $9	+10% $-78
Rent	-10% $-87	-5% $4	+0% $95	+5% $186	+10% $277
Rate	-1.0pp $221	-0.5pp $159	base $95	+0.5pp $30	+1.0pp $-36

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: $62,487
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.48mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	2d	14	0.52mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	45d	1	0.52mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.54mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.59mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.69mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.71mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	0.74mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.80mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	0.81mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	2d	1	0.87mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	0.88mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.92mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.94mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	1.04mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	1.04mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	1.05mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	3d	1	1.26mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	44d	1	1.41mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	3d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $237,900 Active 100 DOM
2. 2026-06-17
   days on market $237,900 Active 99 DOM
3. 2026-06-16
   days on market $237,900 Active 98 DOM
4. 2026-06-15
   days on market $237,900 Active 97 DOM
5. 2026-06-13
   days on market $237,900 Active 95 DOM
6. 2026-06-10
   days on market $237,900 Active 92 DOM
7. 2026-06-09
   days on market $237,900 Active 91 DOM
8. 2026-06-08
   days on market $237,900 Active 90 DOM
9. 2026-06-07
   days on market $237,900 Active 89 DOM
10. 2026-06-03
    days on market $237,900 Active 85 DOM
11. 2026-06-02
    days on market $237,900 Active 84 DOM
12. 2026-06-01
    days on market $237,900 Active 83 DOM
13. 2026-05-31
    days on market $237,900 Active 82 DOM
14. 2026-03-10
    listed $237,900 Active 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to The Bay Leaf, a beautifully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,581 square feet of comfortable, thoughtfully planned living space. Designed for modern living, this open-concept floor plan is perfect for families, entertainers, first-time buyers, and anyone searching for a functional and stylish home in Slidell, La, Lakeshore Villages. Step inside from the covered front porch into a welcoming foyer with convenient access to the laundry room. The Bay Leaf opens into a bright, flowing layout where the kitchen, dining, and living room come together seamlessly, creating the ideal space for everyday living and gathering with friends and family. The modern kitchen features a spacious island overlooking the living area, a walk-in pantry, and easy access to the dining room. Homebuyers will love the stainless steel appliances, including a stove, microwave hood, and dishwasher, paired with beautiful 3 cm granite countertops throughout, adding durability, style, and value. The primary bedroom suite, located privately toward the rear of the home, offers a relaxing retreat complete with a large walk-in closet and a well-appointed bathroom with dual-sink vanity and linen storage. Three additional secondary bedrooms are thoughtfully positioned throughout the home, providing flexibility for children's rooms, guest space, home office needs, or hobby areas, all supported by a conveniently located second full b

ⓘ 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: $27,683
• − Mortgage interest: −$14,001
• − Property taxes: −$3,749
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$7,271
• Taxable loss: −$3,017
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $1,866/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 · 5 photos

Excellent 100/100 None rehab

This single-story new construction home is in excellent condition with modern amenities and a well-maintained exterior. It offers a functional and stylish living space perfect for families and renters. Minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Resale Kitchen appliances — Upgrading appliances can attract more buyers.
• Resale Bathroom fixtures — Modern fixtures can improve the home's appeal to potential buyers.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances — Upgrading appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Modern fixtures can improve the home's appeal to potential buyers. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for renters. ↑

ⓘ 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

• 2026-03-10 Listed $237,900 Zillow