3913 Blue Rush Ln · Slidell, LA 70461

$222,900

3 bd · 2.0 ba · 1,276 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition $175/sqft · 10% below area Est $247k · 10% under $62/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).

• ARV discount +12.0/15.0
• Cash flow +11.4/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3913 Blue Rush Ln. , Slidell, La, a new home in Belmont. Inside this 3-bedroom, 2-bathroom home, you'll find 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a 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 in either space 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 tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour today!

Key facts

• 3 cm granite
• Garage
• Community pool

Tags

• OPEN CONCEPT LIVING SPACE
• SHAKER STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS STEEL APPLIANCES
• SINGLE BASIN UNDERMOUNT SINK
• 3 CM GRANITE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual HOA fee: $745; Community clubhouse; Community pool

Exterior

• Parking: Garage with one space
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction (in progress); Has home warranty
• Construction: Vinyl siding; Shingle roof; Slab foundation; New construction
• Exterior features: Front porch; Community pool

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Stainless steel appliances; Smart home features; Energy-efficient appliances, HVAC, and water heater
• 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 $223k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (13.5% below list).
• Recommended offer: $193k (13.5% 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; 23 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).

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 51 days — a 3% lower offer ($216k) 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 $192,821 (13.5% 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 51 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (median comp): $247,400
• List price: $222,900
• Delta: -9.90%
• 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
5481 Fornea Glen Way	0.00mi	3/2.0	1,405 (+10%)	1mo	$224,900	$160	82
5429 Fornea Glen Way	0.00mi	3/2.0	1,405 (+10%)	2mo	$236,900	$169	81
6561 Cypress Vine Ct	0.00mi	3/2.0	1,178 (-8%)	8mo	$183,900	$156	80
5473 Fornea Glen Way	0.00mi	3/2.0	1,405 (+10%)	4mo	$225,990	$161	80
6573 Cypress Vine Ct	0.00mi	3/2.0	1,178 (-8%)	9mo	$194,900	$165	80
5465 Fornea Glen Way	0.00mi	3/2.0	1,405 (+10%)	6mo	$224,900	$160	78
5461 Fornea Glen Way	0.00mi	3/2.0	1,405 (+10%)	6mo	$224,900	$160	78
3804 Seagull Cir	0.69mi	3/2.0	1,188 (-7%)	8mo	$202,525	$170	50
3947 Seagull Cir	0.49mi	4/2.0 (+1)	1,425 (+12%)	7mo	$211,900	$149	47
4778 Cotton Grass Dr	0.66mi	4/2.0 (+1)	1,425 (+12%)	1mo	$216,900	$152	44
5477 Fornea Glen Way	0.72mi	3/2.0	1,405 (+10%)	8mo	$244,990	$174	43
5469 Fornea Glen Way	0.72mi	4/2.0 (+1)	1,405 (+10%)	9mo	$250,885	$179	37

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-43,544
• Equity at exit: $33,235

10-year hold

• IRR: -16.5%
• Equity multiple: 0.14×
• Total profit: $-53,940
• Equity at exit: $19,272

Cash invested: $62,412 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,344/yr
• Insurance: −$93
• HOA: −$62
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-79

Break-even live

Break-even rent $2,028

Max offer price $211,450

Occupancy floor 99%

Sensitivity live

Price	-10% $75	-5% $-2	+0% $-79	+5% $-156	+10% $-233
Rent	-10% $-231	-5% $-155	+0% $-79	+5% $-3	+10% $73
Rate	-1.0pp $33	-0.5pp $-22	base $-79	+0.5pp $-137	+1.0pp $-196

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.53mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	46d	1	0.53mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,195	$1.38	3d	14	0.53mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	0.56mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	19d	1	0.63mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,499	$1.32	3d	1	0.77mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	4d	1	0.80mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	3d	1	0.82mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	0.82mi
3500 Oak Harbor Blvd Slidell, LA	1.0–2.0	1.0–2.0	880	$1,385	$1.57	3d	9	0.98mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	1.00mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	18d	1	1.12mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	4d	2	1.16mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	45d	1	1.16mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	3d	1	1.16mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	5d	1	1.32mi
224 Marina Dr Slidell, LA	2.0	1.5	1287	$1,400	$1.09	45d	1	1.32mi
232 Marina Dr Slidell, LA	2.0	1.5	1250	$1,500	$1.20	45d	1	1.32mi
152 Marina Dr Slidell, LA	2.0	2.0	1250	$1,400	$1.12	22d	1	1.33mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,450	$1.32	25d	1	1.44mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	45d	1	1.46mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	5d	1	1.47mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	25d	1	1.50mi

HOA detail

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

Listing history 17 events

1. 2026-06-21
   days on market $222,900 Active 51 DOM
2. 2026-06-18
   days on market $222,900 Active 48 DOM
3. 2026-06-17
   days on market $222,900 Active 47 DOM
4. 2026-06-16
   days on market $222,900 Active 46 DOM
5. 2026-06-15
   days on market $222,900 Active 45 DOM
6. 2026-06-13
   days on market $222,900 Active 43 DOM
7. 2026-06-10
   days on market $222,900 Active 40 DOM
8. 2026-06-09
   days on market $222,900 Active 39 DOM
9. 2026-06-08
   days on market $222,900 Active 38 DOM
10. 2026-06-07
    days on market $222,900 Active 37 DOM
11. 2026-06-03
    days on market $222,900 Active 33 DOM
12. 2026-06-02
    days on market $222,900 Active 32 DOM
13. 2026-06-01
    days on market $222,900 Active 31 DOM
14. 2026-05-31
    days on market $222,900 Active 30 DOM
15. 2026-05-15
    listed $222,900 Active 1461-char remark

    Show marketing remark (1461 chars)

    Welcome to 3913 Blue Rush Ln. , Slidell, La, a new home in Belmont. Inside this 3-bedroom, 2-bathroom home, you'll find 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a 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 in either space 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 tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour today!

16. 2026-05-01
    listed $222,900 Active 1571-char remark

    Show marketing remark (1550 chars)

    Welcome to the Birch model, a new home in Lakeshore Villages Inside this 3-bedroom, 2-bathroom home, you'll find 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a 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 in either space 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 tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

17. 2026-05-01
    listed $222,900 Active

    Show marketing remark (1550 chars)

    Welcome to the Birch model, a new home in Lakeshore Villages Inside this 3-bedroom, 2-bathroom home, you'll find 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a 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 in either space 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 tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedule a tour 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: $23,139
• − Mortgage interest: −$12,486
• − Property taxes: −$3,344
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$744
• − Depreciation: −$6,484
• Taxable loss: −$4,736
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $187/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping improvements, adding smart home features, and upgrading appliances.

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 Adding smart home features — Improves convenience and adds value
• Both Upgrading appliances — Enhances functionality 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 Adding smart home features — Improves convenience and adds value ↑
• Both Upgrading appliances — Enhances functionality 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

• 2026-05-15 Listed $222,900 Zillow
• 2026-05-01 Listed $222,900 AcadianaMLS
• 2026-05-01 Listed $222,900 GSREIN