3268 Tide Wind Dr · Slidell, LA 70461

$276,900

4 bd · 2.0 ba · 1,798 sqft · SingleFamily · 67 Days on market

Built 2026 Excellent condition $154/sqft · at area comps Est $286k · at est. $62/mo HOA · 3% of rent

---

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 +11.1/30.0
• ARV discount +8.9/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax at 3268 Tide Wind Dr. , Slidell, La, a new home in Tamanend. Walking into this 1,860 sq. ft. home of spacious living space. Once you walk into this 4-bedroom, 2-bathroom home, you'll be greeted by a welcoming foyer that leads you to the the first three bedrooms, multiple closets, and the second bathroom. Moving further into the home, you'll gain access to the open-concept living space. The well-equipped kitchen features shaker-style cabinets, gooseneck pulldown faucets, stainless-steel appliances, and 3 cm granite countertops. Maximize efficiency with a pantry and a separate laundry room. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, and the living room is steps away, so you're guaranteed to be close to the action. Each bedroom is equipped with comfortable carpeting and adequately-sized closets. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. Located just off the living space and garage is the primary bedroom, with 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. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you!

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $277k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.8% below list).
• Recommended offer: $236k (14.8% 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; 21 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 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 67 days — a 6% 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 $235,840 (14.8% 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 67 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $285,965
• List price: $276,900
• Delta: -3.17%
• 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
5164 Spillway Manor Dr	0.15mi	4/2.0	1,819 (+1%)	1mo	$273,900	$151	90
5169 Spillway Manor Dr	0.16mi	4/2.0	1,819 (+1%)	1mo	$273,900	$151	90
5148 Spillway Manor Dr	0.17mi	4/2.0	1,819 (+1%)	3mo	$269,900	$148	88
3311 Tide Wind Dr	0.09mi	4/2.0	2,051 (+14%)	1mo	$297,900	$145	72
3295 Tide Wind Dr	0.00mi	3/2.0 (-1)	1,549 (-14%)	1mo	$268,900	$174	71
5124 Spillway Manor Dr	0.21mi	4/2.0	1,602 (-11%)	3mo	$264,900	$165	70
5144 Spillway Manor Dr	0.17mi	4/2.0	1,562 (-13%)	2mo	$259,900	$166	69
5161 Spillway Manor Dr	0.17mi	4/2.0	2,051 (+14%)	2mo	$283,900	$138	67
5108 Spillway Manor Dr	0.25mi	4/2.0	1,562 (-13%)	3mo	$258,900	$166	64
5156 Spillway Manor Dr	0.15mi	3/2.0 (-1)	1,549 (-14%)	2mo	$259,900	$168	63
5152 Spillway Manor Dr	0.16mi	5/3.0 (+1)	2,016 (+12%)	3mo	$294,900	$146	61
5132 Spillway Manor Dr	0.19mi	5/3.0 (+1)	2,016 (+12%)	1mo	$296,795	$147	61

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-54,958
• Equity at exit: $41,287

10-year hold

• IRR: -17.0%
• Equity multiple: 0.11×
• Total profit: $-68,774
• Equity at exit: $23,941

Cash invested: $77,532 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,452
• Tax est. 1.5%: −$346 /mo · $4,154/yr
• Insurance: −$115
• HOA: −$62
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-112

Break-even live

Break-even rent $2,501

Max offer price $260,627

Occupancy floor 100%

Sensitivity live

Price	-10% $79	-5% $-17	+0% $-112	+5% $-208	+10% $-304
Rent	-10% $-299	-5% $-206	+0% $-112	+5% $-19	+10% $74
Rate	-1.0pp $27	-0.5pp $-42	base $-112	+0.5pp $-184	+1.0pp $-257

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: $69,225
• Closing costs: $8,307
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.03mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	0.14mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	0.35mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	0.35mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	0.35mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	3d	1	0.60mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.65mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.66mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.70mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	18d	1	0.83mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.84mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.86mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.91mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.91mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.97mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	1.01mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	1.12mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	3d	1	1.34mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	45d	1	1.44mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	5d	1	1.44mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	3d	1	1.48mi

HOA detail

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

Listing history 17 events

1. 2026-06-21
   days on market $276,900 Active 67 DOM
2. 2026-06-18
   days on market $276,900 Active 64 DOM
3. 2026-06-17
   days on market $276,900 Active 63 DOM
4. 2026-06-16
   days on market $276,900 Active 62 DOM
5. 2026-06-15
   days on market $276,900 Active 61 DOM
6. 2026-06-13
   days on market $276,900 Active 59 DOM
7. 2026-06-10
   days on market $276,900 Active 56 DOM
8. 2026-06-09
   days on market $276,900 Active 55 DOM
9. 2026-06-08
   days on market $276,900 Active 54 DOM
10. 2026-06-07
    days on market $276,900 Active 53 DOM
11. 2026-06-03
    days on market $276,900 Active 49 DOM
12. 2026-06-02
    days on market $276,900 Active 48 DOM
13. 2026-06-01
    days on market $276,900 Active 47 DOM
14. 2026-05-31
    days on market $276,900 Active 46 DOM
15. 2026-04-24
    listed $276,900 Active 1429-char remark

    Show marketing remark (1429 chars)

    Relax at 3268 Tide Wind Dr. , Slidell, La, a new home in Tamanend. Walking into this 1,860 sq. ft. home of spacious living space. Once you walk into this 4-bedroom, 2-bathroom home, you'll be greeted by a welcoming foyer that leads you to the the first three bedrooms, multiple closets, and the second bathroom. Moving further into the home, you'll gain access to the open-concept living space. The well-equipped kitchen features shaker-style cabinets, gooseneck pulldown faucets, stainless-steel appliances, and 3 cm granite countertops. Maximize efficiency with a pantry and a separate laundry room. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, and the living room is steps away, so you're guaranteed to be close to the action. Each bedroom is equipped with comfortable carpeting and adequately-sized closets. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. Located just off the living space and garage is the primary bedroom, with 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. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you!

16. 2026-04-15
    listed $276,900 Active 1646-char remark

    Show marketing remark (1646 chars)

    Welcome to the Benton, one of our one-story floorplans featured in Lakeshore Villages, a new home community in Slidell, Louisiana. With 6 exteriors to choose from, the Benton is sure to impress. Inside this 4 bedroom, 2 bathroom home, you’ll find 1,798 square feet of enjoyable living. Once you walk into this home, you’ll see three bedrooms along with the guest bathroom. Walking down the foyer, you’ll see the kitchen, dining and living rooms. 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 separate tub and shower, large walk-in closet, and a separate water closet. Get in touch with us now and schedule a tour of the Benton today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

17. 2026-04-15
    listed $276,900 Active

    Show marketing remark (1646 chars)

    Welcome to the Benton, one of our one-story floorplans featured in Lakeshore Villages, a new home community in Slidell, Louisiana. With 6 exteriors to choose from, the Benton is sure to impress. Inside this 4 bedroom, 2 bathroom home, you’ll find 1,798 square feet of enjoyable living. Once you walk into this home, you’ll see three bedrooms along with the guest bathroom. Walking down the foyer, you’ll see the kitchen, dining and living rooms. 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 separate tub and shower, large walk-in closet, and a separate water closet. Get in touch with us now and schedule a tour of the Benton 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: $28,301
• − Mortgage interest: −$15,511
• − Property taxes: −$4,154
• − Insurance: −$1,384
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − HOA: −$744
• − Depreciation: −$8,055
• Taxable loss: −$6,075
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $109/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 in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add smart home features — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — 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

3 events — show timeline

• 2026-04-24 Listed $276,900 Zillow
• 2026-04-15 Listed $276,900 AcadianaMLS
• 2026-04-15 Listed $276,900 GSREIN