4717 Cotton Grass Dr · Slidell, LA 70461

$184,900

3 bd · 2.0 ba · 1,178 sqft · SingleFamily · 48 Days on market

Built 2026 Good condition 3,615 sqft lot $157/sqft · 13% below area Est $214k · 13% under $62/mo HOA · 4% of rent

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Why this score? — see what drove the C- 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 +14.7/30.0
• ARV discount +13.6/15.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover 4717 Cotton Grass Dr. , a new home in Slidell, Louisiana. Located in the sought-after community of Lakeshore Villages in Slidell, Louisiana, this home offers 3 bedrooms, 2 full bathrooms, and 1,178 of thoughtfully planned living space. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas, perfect for both daily life and entertaining guests. The kitchen is a standout feature, with shaker-style cabinetry, stainless-steel appliances, a gooseneck pulldown faucet, and elegant 3 cm granite countertops. A walk-in pantry and dedicated laundry room add even more convenience. The dining area flows naturally into a welcoming living room, creating a warm and inviting space for family meals or cozy gatherings. Each bedroom offers soft carpeting and generous closet space. The private primary suite is located at the front of the home and features a dual-sink vanity, tub/shower combo, and a walk-in closet. The Bonsai also gives you a choice of two stunning exterior designs, allowing you to personalize your home's curb appeal. Ready to make the Bonsai your new home? Contact us today to schedule your private tour and experience the comfort, charm, and convenience this floorplan has to offer!

Key facts

• Open-concept layout
• Walk-in pantry
• 3,615 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETRY
• STAINLESS-STEEL APPLIANCES
• GOOSENECK PULLDOWN FAUCET
• 3 CM GRANITE COUNTERTOPS
• WALK-IN PANTRY

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Part of Lakeshore Villages homeowners association; Annual HOA fee; Clubhouse; Community pool

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction (in progress); Entry level: 1; Facing direction: Not specified; Property type: Not specified
• Construction: HardiPlank type exterior; Shingle roof; Slab foundation; New construction
• Exterior features: Porch; Concrete porch/patio; Community pool; Smoke detector(s); Outside city limits; Rectangular lot; Waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Trash compactor; ENERGY STAR qualified appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Pantry; Stainless steel appliances; Smart home
• 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 $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $47 ($567/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 $176k (5.0% below list).
• Recommended offer: $176k (5.0% 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: Salmen High School (math 15% / reading 27%, grade F, #179 of 265 statewide, top 68%, 1,216 students, 62% FRL) — zoned schools average 62% FRL vs 40% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 49% district-wide (-28 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); 589 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($179k) 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 $175,575 (5.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $213,744
• List price: $184,900
• Delta: -13.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6561 Cypress Vine Ct	0.00mi	3/2.0	1,178 (0%)	8mo	$183,900	$156	93
6573 Cypress Vine Ct	0.00mi	3/2.0	1,178 (0%)	9mo	$194,900	$165	93
3946 Seagull Cir	0.48mi	3/2.0	1,188 (+1%)	10mo	$203,700	$171	68
3878 Seagull Cir	0.59mi	3/2.0	1,188 (+1%)	11mo	$199,540	$168	62
3846 Seagull Cir	0.64mi	3/2.0	1,188 (+1%)	9mo	$198,900	$167	61
3839 Seagull Cir	0.64mi	3/2.0	1,188 (+1%)	10mo	$198,900	$167	61
3835 Seagull Cir	0.64mi	3/2.0	1,188 (+1%)	10mo	$192,525	$162	61
3804 Seagull Cir	0.69mi	3/2.0	1,188 (+1%)	8mo	$202,525	$170	60
3823 Seagull Cir	0.66mi	3/2.0	1,188 (+1%)	10mo	$199,900	$168	60
3822 Seagull Cir	0.67mi	3/2.0	1,188 (+1%)	10mo	$198,000	$167	59
3812 Seagull Cir	0.68mi	3/2.0	1,188 (+1%)	10mo	$195,000	$164	58
5307 Cypress Branch Dr	0.69mi	3/2.0	1,298 (+10%)	11mo	$230,000	$177	42

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: -16.0%
• Equity multiple: 0.44×
• Total profit: $-29,121
• Equity at exit: $27,569

10-year hold

• IRR: -10.1%
• Equity multiple: 0.42×
• Total profit: $-30,151
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$62
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $47

Break-even live

Break-even rent $1,696

Max offer price $184,900

Occupancy floor 92%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,195	$1.38	1d	14	0.53mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	44d	1	0.53mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,499	$1.32	1d	1	0.77mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	1d	1	0.82mi
3500 Oak Harbor Blvd Slidell, LA	1.0–2.0	1.0–2.0	880	$1,385	$1.57	1d	9	0.98mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	16d	1	1.12mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	1d	1	1.16mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	2d	2	1.16mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	43d	1	1.16mi
224 Marina Dr Slidell, LA	2.0	1.5	1287	$1,400	$1.09	43d	1	1.32mi
232 Marina Dr Slidell, LA	2.0	1.5	1250	$1,500	$1.20	43d	1	1.32mi
152 Marina Dr Slidell, LA	2.0	2.0	1250	$1,400	$1.12	20d	1	1.33mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,450	$1.32	23d	1	1.44mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	23d	1	1.50mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 16 events

1. 2026-06-18
   days on market $184,900 Active 48 DOM
2. 2026-06-17
   days on market $184,900 Active 47 DOM
3. 2026-06-16
   days on market $184,900 Active 46 DOM
4. 2026-06-15
   days on market $184,900 Active 45 DOM
5. 2026-06-13
   days on market $184,900 Active 43 DOM
6. 2026-06-10
   days on market $184,900 Active 40 DOM
7. 2026-06-09
   days on market $184,900 Active 39 DOM
8. 2026-06-08
   days on market $184,900 Active 38 DOM
9. 2026-06-07
   days on market $184,900 Active 37 DOM
10. 2026-06-03
    days on market $184,900 Active 33 DOM
11. 2026-06-02
    days on market $184,900 Active 32 DOM
12. 2026-06-01
    days on market $184,900 Active 31 DOM
13. 2026-05-31
    days on market $184,900 Active 30 DOM
14. 2026-05-15
    listed $184,900 Active 1249-char remark

    Show marketing remark (1249 chars)

    Discover 4717 Cotton Grass Dr. , a new home in Slidell, Louisiana. Located in the sought-after community of Lakeshore Villages in Slidell, Louisiana, this home offers 3 bedrooms, 2 full bathrooms, and 1,178 of thoughtfully planned living space. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas, perfect for both daily life and entertaining guests. The kitchen is a standout feature, with shaker-style cabinetry, stainless-steel appliances, a gooseneck pulldown faucet, and elegant 3 cm granite countertops. A walk-in pantry and dedicated laundry room add even more convenience. The dining area flows naturally into a welcoming living room, creating a warm and inviting space for family meals or cozy gatherings. Each bedroom offers soft carpeting and generous closet space. The private primary suite is located at the front of the home and features a dual-sink vanity, tub/shower combo, and a walk-in closet. The Bonsai also gives you a choice of two stunning exterior designs, allowing you to personalize your home's curb appeal. Ready to make the Bonsai your new home? Contact us today to schedule your private tour and experience the comfort, charm, and convenience this floorplan has to offer!

15. 2026-05-01
    listed $184,900 Active 1246-char remark

    Show marketing remark (1240 chars)

    Discover a new home in Slidell, Louisiana. Located in the sought-after community of Lakeshore Villages in Slidell, Louisiana, this home offers 3 bedrooms, 2 full bathrooms, and 1,178 of thoughtfully planned living space. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas, perfect for both daily life and entertaining guests. The kitchen is a standout feature, with shaker-style cabinetry, stainless-steel appliances, a gooseneck pulldown faucet, and elegant 3 cm granite countertops. A walk-in pantry and dedicated laundry room add even more convenience. The dining area flows naturally into a welcoming living room, creating a warm and inviting space for family meals or cozy gatherings. Each bedroom offers soft carpeting and generous closet space. The private primary suite is located at the front of the home and features a dual-sink vanity, tub/shower combo, and a walk-in closet. The Bonsai also gives you a choice of two stunning exterior designs, allowing you to personalize your home's curb appeal. Ready to make the Bonsai your new home? Contact us today to schedule your tour today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

16. 2026-05-01
    listed $184,900 Active

    Show marketing remark (1240 chars)

    Discover a new home in Slidell, Louisiana. Located in the sought-after community of Lakeshore Villages in Slidell, Louisiana, this home offers 3 bedrooms, 2 full bathrooms, and 1,178 of thoughtfully planned living space. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas, perfect for both daily life and entertaining guests. The kitchen is a standout feature, with shaker-style cabinetry, stainless-steel appliances, a gooseneck pulldown faucet, and elegant 3 cm granite countertops. A walk-in pantry and dedicated laundry room add even more convenience. The dining area flows naturally into a welcoming living room, creating a warm and inviting space for family meals or cozy gatherings. Each bedroom offers soft carpeting and generous closet space. The private primary suite is located at the front of the home and features a dual-sink vanity, tub/shower combo, and a walk-in closet. The Bonsai also gives you a choice of two stunning exterior designs, allowing you to personalize your home's curb appeal. Ready to make the Bonsai your new home? Contact us today to schedule your 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: $21,069
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$744
• − Depreciation: −$5,379
• Taxable loss: −$2,480
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $1,162/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 no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, as well as landscaping improvements to enhance curb appeal and add value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances maintenance — Keeps appliances in good working condition

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 ↑
• Resale Kitchen appliances maintenance — Keeps appliances in good working condition ↑

ⓘ 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 $184,900 Zillow
• 2026-05-01 Listed $184,900 AcadianaMLS
• 2026-05-01 Listed $184,900 GSREIN