129 S Lakeshore Vlg · Slidell, LA 70461

$260,000

4 bd · 2.0 ba · 2,003 sqft · SingleFamily public records · 37 Days on market

Built 2018 8,921 sqft lot $130/sqft · 6% below area Est $279k · 7% under $67/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 +12.9/30.0
• ARV discount +10.6/15.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4 bedroom, 2 bathroom home located in the sought-after Lakeshore Villages community! Built in 2018, this home offers a spacious and functional layout with modern finishes throughout. The kitchen features stainless steel appliances, ample cabinet space, and opens seamlessly to the living and dining areas -- perfect for entertaining. Step outside to enjoy the huge backyard with endless possibilities for outdoor living, play, or future additions. Residents of Lakeshore Villages also enjoy access to the community pool and neighborhood amenities. Conveniently located near shopping, dining, schools, and interstate access, this home combines comfort, convenience, and community living all in one!

Key facts

• Community pool
• Huge backyard
• 8,921 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• HUGE BACKYARD
• COMMUNITY POOL
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $800; Community pool

Exterior

• Parking: Garage with two parking spaces
• Utilities: Public water; Public sewer
• Home design: One-story; Brick construction; Shingle roof; Slab foundation; Property in very good condition; Rectangular city lot (approximately 148 x 60)
• Construction: Built with brick exterior; Shingle roof; Slab foundation
• Exterior features: Porch; Concrete covered porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (6.0% below list).
• Recommended offer: $230k (11.6% below list) — sets the bar for cash-flow.

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; 20 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 33% 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 37 days — a 3% lower offer ($252k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,722 (11.6% 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 37 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

• ARV (median comp): $278,993
• List price: $260,000
• Delta: -6.81%
• 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
5161 Spillway Manor Dr	0.10mi	4/2.0	2,051 (+2%)	2mo	$283,900	$138	90
120 Lakeshore Village St S	0.04mi	4/2.0	2,111 (+5%)	2mo	$295,000	$140	88
3311 Tide Wind Dr	0.18mi	4/2.0	2,051 (+2%)	1mo	$297,900	$145	87
5132 Spillway Manor Dr	0.13mi	5/3.0 (+1)	2,016 (+1%)	1mo	$296,795	$147	83
5152 Spillway Manor Dr	0.12mi	5/3.0 (+1)	2,016 (+1%)	3mo	$294,900	$146	82
5169 Spillway Manor Dr	0.10mi	4/2.0	1,819 (-9%)	1mo	$273,900	$151	79
5164 Spillway Manor Dr	0.12mi	4/2.0	1,819 (-9%)	1mo	$273,900	$151	78
5148 Spillway Manor Dr	0.12mi	4/2.0	1,819 (-9%)	3mo	$269,900	$148	77
5160 Spillway Manor Dr	0.11mi	4/2.0	1,819 (-9%)	3mo	$273,900	$151	76
772 Bent Cypress Ln	0.71mi	4/2.0	1,983 (-1%)	4mo	$226,500	$114	62
253 E Lake Dr	0.53mi	3/2.0 (-1)	1,781 (-11%)	2mo	$245,000	$138	50
320 E Lake Dr	0.50mi	3/1.0 (-1)	1,751 (-13%)	3mo	$245,000	$140	44

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: -22.6%
• Equity multiple: 0.23×
• Total profit: $-55,931
• Equity at exit: $38,767

10-year hold

• IRR: -20.9%
• Equity multiple: -0.02×
• Total profit: $-74,277
• Equity at exit: $22,480

Cash invested: $72,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$411 /mo · $4,935/yr
• Insurance: −$108
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$67
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-171

Break-even live

Break-even rent $2,661

Max offer price $229,722

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-98	+0% $-171	+5% $-245	+10% $-319
Rent	-10% $-364	-5% $-268	+0% $-171	+5% $-75	+10% $22
Rate	-1.0pp $-40	-0.5pp $-105	base $-171	+0.5pp $-239	+1.0pp $-307

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.24mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	0.25mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.42mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	19d	1	0.45mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.49mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	0.51mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	0.51mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	0.53mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	23d	1	0.62mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.70mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.70mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.76mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	19d	1	0.77mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	3d	1	0.83mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	19d	1	0.83mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	17d	1	0.85mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	19d	1	0.86mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	0.86mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	0.98mi
4069 Marina Villa N Slidell, LA	4.0	4.0	2930	$5,000	$1.71	12d	1	1.13mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $260,000 Active 37 DOM
2. 2026-06-18
   days on market $260,000 Active 34 DOM
3. 2026-06-17
   days on market $260,000 Active 33 DOM
4. 2026-06-16
   days on market $260,000 Active 32 DOM
5. 2026-06-15
   days on market $260,000 Active 31 DOM
6. 2026-06-13
   days on market $260,000 Active 29 DOM
7. 2026-06-10
   days on market $260,000 Active 26 DOM
8. 2026-06-09
   days on market $260,000 Active 25 DOM
9. 2026-06-08
   days on market $260,000 Active 24 DOM
10. 2026-06-07
    days on market $260,000 Active 23 DOM
11. 2026-06-03
    days on market $260,000 Active 19 DOM
12. 2026-06-02
    days on market $260,000 Active 18 DOM
13. 2026-06-01
    days on market $260,000 Active 17 DOM
14. 2026-05-31
    days on market $260,000 Active 16 DOM
15. 2026-05-15
    listed $260,000 Active 741-char remark

    Show marketing remark (736 chars)

    Welcome to this beautifully maintained 4 bedroom, 2 bathroom home located in the sought-after Lakeshore Villages community! Built in 2018, this home offers a spacious and functional layout with modern finishes throughout. The kitchen features stainless steel appliances, ample cabinet space, and opens seamlessly to the living and dining areas -- perfect for entertaining. Step outside to enjoy the huge backyard with endless possibilities for outdoor living, play, or future additions. Residents of Lakeshore Villages also enjoy access to the community pool and neighborhood amenities. Conveniently located near shopping, dining, schools, and interstate access, this home combines comfort, convenience, and community living all in one!

16. 2026-05-15
    listed $260,000 Active 736-char remark

    Show marketing remark (736 chars)

    Welcome to this beautifully maintained 4 bedroom, 2 bathroom home located in the sought-after Lakeshore Villages community! Built in 2018, this home offers a spacious and functional layout with modern finishes throughout. The kitchen features stainless steel appliances, ample cabinet space, and opens seamlessly to the living and dining areas -- perfect for entertaining. Step outside to enjoy the huge backyard with endless possibilities for outdoor living, play, or future additions. Residents of Lakeshore Villages also enjoy access to the community pool and neighborhood amenities. Conveniently located near shopping, dining, schools, and interstate access, this home combines comfort, convenience, and community living all in one!

ⓘ 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: $4,935 · $411/mo
• Projected year-2 tax: $4,935 · $411/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AH · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,327
• − Mortgage interest: −$14,564
• − Property taxes: −$4,935
• − Insurance: −$3,124
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$804
• − Depreciation: −$7,564
• Taxable loss: −$6,356
• Est. tax savings @ 24.0%: +$1,526
• After-tax cash flow: $-531/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.

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

2 events — show timeline

• 2026-05-15 Listed $260,000 AcadianaMLS
• 2026-05-15 Listed $260,000 GSREIN

Property tax history

+28.4%/yr

Latest (2025): $4,935 · -1.4% YoY. Source: county tax records.