3427 Tide Wind Dr · Slidell, LA 70461

$259,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 60 Days on market

Built 2023 Good condition 7,065 sqft lot $162/sqft · at area comps Est $274k · 6% under $63/mo HOA · 3% of rent ↓ 7% since listing

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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 +11.3/30.0
• ARV discount +10.0/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning 3 bedroom, 2 bathroom home offers the pristine feel of new construction without the wait. Situated on a premium lot, the property features expansive pond views that provide a peaceful, natural backdrop from the comfort of your covered patio. Two front bedrooms share a hall bathroom and privacy from the main living area. Kitchen, living room and dining area have a spacious open concept and enjoy plenty of natural lighting. Primary bedroom has a large walk-in closet and pond views. Kitchen offers granite countertops and stainless steel appliances. This home has been exceptionally cared for and has been upgraded with a privacy fence. Resort-styled community amenities include: community pool, splash pad park, clubhouse, gym, basketball court, parks, playgrounds, soccer fields, multiple lakes to enjoy fishing, kayaking or paddle boarding. 100% financing available along with many other flexible loan options & assumable 5.5% interest rate!! Inquire for details. Schedule your tour today.

Key facts

• Community pool
• Pond views
• Covered patio

Tags

• POND VIEWS
• COVERED PATIO
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVACY FENCE
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $750; Community clubhouse; Community pool

Exterior

• Parking: Attached garage with two spaces and garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation; Property in excellent condition
• Exterior features: Fence; Concrete covered patio; Pond on lot; City lot; Rectangular lot

Interior

• Kitchen: Oven; Range; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Granite counters; Pantry; Pull-down attic stairs; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (17.7% below list).
• Recommended offer: $213k (17.7% 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; 27 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).

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 60 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $213,283 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $274,102
• List price: $259,000
• Delta: -5.51%
• 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
3435 Tide Wind Dr	0.02mi	4/2.0 (+1)	1,585 (-1%)	4mo	$235,000	$148	90
3295 Tide Wind Dr	0.11mi	3/2.0	1,549 (-3%)	1mo	$268,900	$174	89
5156 Spillway Manor Dr	0.23mi	3/2.0	1,549 (-3%)	2mo	$259,900	$168	82
5124 Spillway Manor Dr	0.25mi	4/2.0 (+1)	1,602 (+0%)	3mo	$264,900	$165	80
5120 Spillway Manor Dr	0.26mi	3/2.0	1,549 (-3%)	4mo	$258,900	$167	80
5144 Spillway Manor Dr	0.23mi	4/2.0 (+1)	1,562 (-2%)	2mo	$259,900	$166	79
5108 Spillway Manor Dr	0.28mi	4/2.0 (+1)	1,562 (-2%)	3mo	$258,900	$166	76
5137 Spillway Manor Dr	0.26mi	4/2.0 (+1)	1,658 (+4%)	4mo	$259,900	$157	73
5164 Spillway Manor Dr	0.23mi	4/2.0 (+1)	1,819 (+14%)	1mo	$273,900	$151	60
5169 Spillway Manor Dr	0.25mi	4/2.0 (+1)	1,819 (+14%)	1mo	$273,900	$151	59
5148 Spillway Manor Dr	0.23mi	4/2.0 (+1)	1,819 (+14%)	3mo	$269,900	$148	58
5160 Spillway Manor Dr	0.23mi	4/2.0 (+1)	1,819 (+14%)	3mo	$273,900	$151	58

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: -20.4%
• Equity multiple: 0.30×
• Total profit: $-50,818
• Equity at exit: $38,618

10-year hold

• IRR: -16.5%
• Equity multiple: 0.13×
• Total profit: $-62,925
• Equity at exit: $22,394

Cash invested: $72,520 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$253 /mo · $3,031/yr
• Insurance: −$108
• HOA: −$63
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-97

Break-even live

Break-even rent $2,255

Max offer price $241,905

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-23	+0% $-97	+5% $-170	+10% $-243
Rent	-10% $-265	-5% $-181	+0% $-97	+5% $-13	+10% $72
Rate	-1.0pp $34	-0.5pp $-31	base $-97	+0.5pp $-164	+1.0pp $-232

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	3d	1	0.07mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	0.11mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	46d	1	0.26mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,195	$1.38	3d	14	0.26mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	0.26mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	17d	1	0.45mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	4d	2	0.51mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	45d	1	0.51mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	3d	1	0.51mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,499	$1.32	3d	1	0.52mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.69mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.70mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.73mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.81mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.84mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.94mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.94mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.96mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	1.00mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	1.12mi
62200 W End Blvd Slidell, LA	1.0–2.0	1.0–2.0	925	$1,480	$1.60	3d	14	1.26mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,450	$1.32	25d	1	1.34mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	45d	1	1.37mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	5d	1	1.37mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	3d	1	1.44mi
232 Marina Dr Slidell, LA	2.0	1.5	1250	$1,500	$1.20	45d	1	1.48mi
224 Marina Dr Slidell, LA	2.0	1.5	1287	$1,400	$1.09	45d	1	1.48mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: landscapingpoolgym

Listing history 17 events

1. 2026-06-21
   days on market $259,000 Active 60 DOM
2. 2026-06-18
   days on market $259,000 Active 57 DOM
3. 2026-06-17
   days on market $259,000 Active 56 DOM
4. 2026-06-16
   days on market $259,000 Active 55 DOM
5. 2026-06-15
   days on market $259,000 Active 54 DOM
6. 2026-06-13
   days on market $259,000 Active 52 DOM
7. 2026-06-10
   days on market $259,000 Active 49 DOM
8. 2026-06-09
   days on market $259,000 Active 48 DOM
9. 2026-06-08
   days on market $259,000 Active 47 DOM
10. 2026-06-07
    days on market $259,000 Active 46 DOM
11. 2026-06-03
    days on market $259,000 Active 42 DOM
12. 2026-06-02
    days on market $259,000 Active 41 DOM
13. 2026-06-01
    days on market $259,000 Active 40 DOM
14. 2026-05-31
    days on market $259,000 Active 39 DOM
15. 2026-04-22
    listed $259,000 Active 955-char remark

    Show marketing remark (1012 chars)

    This stunning 3 bedroom, 2 bathroom home offers the pristine feel of new construction without the wait. Situated on a premium lot, the property features expansive pond views that provide a peaceful, natural backdrop from the comfort of your covered patio. Two front bedrooms share a hall bathroom and privacy from the main living area. Kitchen, living room and dining area have a spacious open concept and enjoy plenty of natural lighting. Primary bedroom has a large walk-in closet and pond views. Kitchen offers granite countertops and stainless steel appliances. This home has been exceptionally cared for and has been upgraded with a privacy fence. Resort-styled community amenities include: community pool, splash pad park, clubhouse, gym, basketball court, parks, playgrounds, soccer fields, multiple lakes to enjoy fishing, kayaking or paddle boarding. 100% financing available along with many other flexible loan options & assumable 5.5% interest rate!! Inquire for details. Schedule your tour today.

16. 2026-04-22
    listed $259,000 Active 955-char remark

    Show marketing remark (1012 chars)

    This stunning 3 bedroom, 2 bathroom home offers the pristine feel of new construction without the wait. Situated on a premium lot, the property features expansive pond views that provide a peaceful, natural backdrop from the comfort of your covered patio. Two front bedrooms share a hall bathroom and privacy from the main living area. Kitchen, living room and dining area have a spacious open concept and enjoy plenty of natural lighting. Primary bedroom has a large walk-in closet and pond views. Kitchen offers granite countertops and stainless steel appliances. This home has been exceptionally cared for and has been upgraded with a privacy fence. Resort-styled community amenities include: community pool, splash pad park, clubhouse, gym, basketball court, parks, playgrounds, soccer fields, multiple lakes to enjoy fishing, kayaking or paddle boarding. 100% financing available along with many other flexible loan options & assumable 5.5% interest rate!! Inquire for details. Schedule your tour today.

17. 2023-02-23
    listed $278,860

ⓘ 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: $3,031 · $253/mo
• Projected year-2 tax: $3,031 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,594
• − Mortgage interest: −$14,508
• − Property taxes: −$3,031
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$756
• − Depreciation: −$7,535
• Taxable loss: −$5,625
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $189/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 Cosmetic rehab

This well-maintained, move-in-ready home offers a good condition with a good condition score of 80. It has a good kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, windows, foundation/structure, HVAC/mechanicals, and landscaping/curb appeal. The home has been upgraded with a privacy fence and is located in a community with resort-style amenities. The home is in good condition and ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace window treatments — Updated window treatments can improve the home's curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers
• Both Upgrade lighting fixtures — Modern lighting fixtures can enhance the home's curb appeal and interior aesthetics
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and appeal to buyers who prioritize sustainability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace window treatments — Updated window treatments can improve the home's curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers ↑
• Both Upgrade lighting fixtures — Modern lighting fixtures can enhance the home's curb appeal and interior aesthetics ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and appeal to buyers who prioritize sustainability ↑

ⓘ 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

-7.1% since first listed

3 events — show timeline

• 2026-04-22 Listed $259,000 AcadianaMLS
• 2026-04-22 Listed $259,000 GSREIN
• 2023-02-23 Listed $278,860 AcadianaMLS

Property tax history

-8.4%/yr

Latest (2025): $3,031 · -25.5% YoY. Source: county tax records.