4786 Cotton Grass Dr · Slidell, LA 70461

$216,900

4 bd · 2.0 ba · 1,425 sqft · SingleFamily · 4 Days on market

Built 2026 Excellent condition 10,236 sqft lot Est $221k · at est. $62/mo HOA · 3% 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 +19.0/30.0
• ARV discount +8.3/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. This is the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. The open-concept floor plan allows you to easily move between the living room and kitchen, making it perfect for entertaining guests or spending time with family. The kitchen features stainless steel equipment and offers plenty of space for a dining table setup. The spacious primary suite, which is near the kitchen, boasts a walk-in closet and an en suite. The remaining bedrooms have closets with plenty of space for storage and share the use of the second bathroom. The home also has a large storage room, designated to put away anything seasonal, store tools, etc. This house is ideal for families or anyone looking for a spacious and comfortable place to live. The house provides everything you need for a comfortable and convenient existence. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you! DISCLAIMER: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• Walk-in closet
• Large storage room
• 0.23 acre lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• STAINLESS STEEL EQUIPMENT
• WALK-IN CLOSET
• LARGE STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $217k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $217k).
• Cap rate 7.6% vs local median 5.9% in Slidell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 31% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $216,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $220,875
• Comps found: 12

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)	1,405 (-1%)	1mo	$224,900	$160	92
5429 Fornea Glen Way	0.00mi	3/2.0 (-1)	1,405 (-1%)	2mo	$236,900	$169	91
5473 Fornea Glen Way	0.00mi	3/2.0 (-1)	1,405 (-1%)	4mo	$225,990	$161	90
5465 Fornea Glen Way	0.00mi	3/2.0 (-1)	1,405 (-1%)	6mo	$224,900	$160	88
5441 Fornea Glen Way	0.00mi	4/2.0	1,612 (+13%)	1mo	$249,900	$155	78
5472 Fornea Glen Way	0.00mi	4/2.0	1,612 (+13%)	2mo	$256,005	$159	76
5460 Fornea Glen Way	0.00mi	4/2.0	1,612 (+13%)	4mo	$244,900	$152	75
5468 Fornea Glen Way	0.00mi	4/2.0	1,612 (+13%)	5mo	$243,900	$151	74
4778 Cotton Grass Dr	0.66mi	4/2.0	1,425 (0%)	1mo	$216,900	$152	69
3381 Bellwick Bay Dr	0.61mi	4/2.0	1,610 (+13%)	2mo	$239,900	$149	48
5149 Clarkston Grove Dr	0.46mi	3/2.0 (-1)	1,613 (+13%)	6mo	$214,000	$133	47
3435 Tide Wind Dr	0.75mi	4/2.0	1,585 (+11%)	4mo	$235,000	$148	43

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-23,430
• Equity at exit: $32,340

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-12,922
• Equity at exit: $18,754

Cash invested: $60,732 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,137
• Tax est. 1.5%: −$271 /mo · $3,254/yr
• Insurance: −$90
• HOA: −$62
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $228

Break-even live

Break-even rent $1,976

Max offer price $216,900

Occupancy floor 85%

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: $54,225
• Closing costs: $6,507
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	43d	1	0.53mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	1d	14	0.53mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	44d	1	0.53mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	1d	1	0.56mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	16d	1	0.63mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	1d	1	0.77mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	1d	1	0.80mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	1d	1	0.82mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	43d	1	0.82mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	11d	1	1.00mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	3d	1	1.32mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	43d	1	1.46mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	3d	1	1.47mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 4 events

1. 2026-04-06
   status Pending 1279-char remark

   Show marketing remark (1279 chars)

   Introducing the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. This is the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. The open-concept floor plan allows you to easily move between the living room and kitchen, making it perfect for entertaining guests or spending time with family. The kitchen features stainless steel equipment and offers plenty of space for a dining table setup. The spacious primary suite, which is near the kitchen, boasts a walk-in closet and an en suite. The remaining bedrooms have closets with plenty of space for storage and share the use of the second bathroom. The home also has a large storage room, designated to put away anything seasonal, store tools, etc. This house is ideal for families or anyone looking for a spacious and comfortable place to live. The house provides everything you need for a comfortable and convenient existence. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you! DISCLAIMER: final options, finishes, colors, etc. are subject to change until home is finished.

2. 2026-04-06
   status Pending

   Show marketing remark (1279 chars)

   Introducing the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. This is the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. The open-concept floor plan allows you to easily move between the living room and kitchen, making it perfect for entertaining guests or spending time with family. The kitchen features stainless steel equipment and offers plenty of space for a dining table setup. The spacious primary suite, which is near the kitchen, boasts a walk-in closet and an en suite. The remaining bedrooms have closets with plenty of space for storage and share the use of the second bathroom. The home also has a large storage room, designated to put away anything seasonal, store tools, etc. This house is ideal for families or anyone looking for a spacious and comfortable place to live. The house provides everything you need for a comfortable and convenient existence. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you! DISCLAIMER: final options, finishes, colors, etc. are subject to change until home is finished.

3. 2026-04-02
   listed $216,900 Active 1279-char remark

   Show marketing remark (1279 chars)

   Introducing the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. This is the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. The open-concept floor plan allows you to easily move between the living room and kitchen, making it perfect for entertaining guests or spending time with family. The kitchen features stainless steel equipment and offers plenty of space for a dining table setup. The spacious primary suite, which is near the kitchen, boasts a walk-in closet and an en suite. The remaining bedrooms have closets with plenty of space for storage and share the use of the second bathroom. The home also has a large storage room, designated to put away anything seasonal, store tools, etc. This house is ideal for families or anyone looking for a spacious and comfortable place to live. The house provides everything you need for a comfortable and convenient existence. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you! DISCLAIMER: final options, finishes, colors, etc. are subject to change until home is finished.

4. 2026-04-02
   listed $216,900 Active

   Show marketing remark (1279 chars)

   Introducing the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. This is the Sullivan, a charming 4-bedroom, 2-bathroom home with 1,425 square feet of thoughtfully designed living space, perfect for any stage of life. The open-concept floor plan allows you to easily move between the living room and kitchen, making it perfect for entertaining guests or spending time with family. The kitchen features stainless steel equipment and offers plenty of space for a dining table setup. The spacious primary suite, which is near the kitchen, boasts a walk-in closet and an en suite. The remaining bedrooms have closets with plenty of space for storage and share the use of the second bathroom. The home also has a large storage room, designated to put away anything seasonal, store tools, etc. This house is ideal for families or anyone looking for a spacious and comfortable place to live. The house provides everything you need for a comfortable and convenient existence. If you are interested in learning more about this home, please contact us. We would be happy to schedule a showing for you! 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: $27,175
• − Mortgage interest: −$12,150
• − Property taxes: −$3,254
• − Insurance: −$1,084
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$744
• − Depreciation: −$6,310
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $2,908/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 · 5 photos

Excellent 100/100 None rehab

This Sullivan model home is in excellent condition with a modern design and well-maintained exterior. It offers a good ROI with minimal updates needed.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters. ↑

ⓘ 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

4 events — show timeline

• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GSREIN
• 2026-04-02 Listed $216,900 GSREIN
• 2026-04-02 Listed $216,900 AcadianaMLS