3257 Tide Wind Dr · Slidell, LA 70461

$269,900

5 bd · 2.0 ba · 1,856 sqft · SingleFamily · 146 Days on market

Built 2026 Good condition 8,102 sqft lot Garage $145/sqft · 9% below area Est $296k · 9% 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).

• Cash flow +13.5/30.0
• ARV discount +11.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on a new adventure in our Spruce floorplan, featured in Lakeshore Villages, a new home community in Slidell, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you've shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• Lakeshore villages
• Open concept
• 8,102 sq ft lot

Tags

• LAKESHORE VILLAGES
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES
• 3 CM GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9 ($107/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 $245k (9.2% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.

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); 778 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 146 days — a 12% lower offer ($238k) 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.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $296,480
• List price: $269,900
• Delta: -8.97%
• 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
3307 Tide Wind Dr	0.07mi	4/2.0 (-1)	1,819 (-2%)	3mo	$284,900	$157	86
5168 Spillway Manor Dr	0.12mi	4/2.0 (-1)	1,819 (-2%)	3mo	$280,870	$154	84
5164 Spillway Manor Dr	0.12mi	4/2.0 (-1)	1,819 (-2%)	4mo	$273,900	$151	83
5169 Spillway Manor Dr	0.14mi	4/2.0 (-1)	1,819 (-2%)	4mo	$273,900	$151	82
3287 Tide Wind Dr	0.00mi	5/3.0	2,016 (+9%)	1mo	$303,900	$151	80
3261 Tide Wind Dr	0.00mi	4/2.0 (-1)	1,602 (-14%)	0mo	$261,900	$163	72
3311 Tide Wind Dr	0.06mi	4/2.0 (-1)	2,051 (+10%)	4mo	$297,900	$145	71
5132 Spillway Manor Dr	0.17mi	5/3.0	2,016 (+9%)	4mo	$296,795	$147	70
120 Lakeshore Village St S	0.27mi	4/2.0 (-1)	2,111 (+14%)	4mo	$295,000	$140	56
7821 Camellia Bud Ct	0.61mi	4/2.0 (-1)	2,093 (+13%)	2mo	$210,000	$100	43
3801 Canal Bank Dr	0.70mi	4/2.5 (-1)	2,113 (+14%)	2mo	$300,000	$142	36
5117 Clarkston Grove Dr	0.74mi	4/3.0 (-1)	2,088 (+12%)	2mo	$235,000	$113	34

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-46,207
• Equity at exit: $40,243

10-year hold

• IRR: -12.2%
• Equity multiple: 0.32×
• Total profit: $-51,661
• Equity at exit: $23,336

Cash invested: $75,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 24 under contract
• Months of supply: 16.4 mo (6%/mo absorbed)
• Median asking: $273,900 ($147/sqft)
• Median days on market: 84 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 778
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$62
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $9

Break-even live

Break-even rent $2,440

Max offer price $269,900

Occupancy floor 95%

Sensitivity live

Price	-10% $195	-5% $102	+0% $9	+5% $-84	+10% $-178
Rent	-10% $-185	-5% $-88	+0% $9	+5% $106	+10% $203
Rate	-1.0pp $145	-0.5pp $78	base $9	+0.5pp $-61	+1.0pp $-132

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: $67,475
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5273 Summer Pecan Rd Slidell, LA	4.0	2.0	2072	$2,300	$1.11	0d	1	0.01mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,200	$1.34	63d	1	0.03mi
5548 Delta Horizon Dr Slidell, LA	4.0	3.0	2087	$2,590	$1.24	63d	1	0.10mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	119d	1	0.14mi
5748 Spring Briar St Slidell, LA	4.0	2.0	1728	$2,400	$1.39	0d	1	0.19mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,610	$1.65	0d	13	0.35mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	140d	1	0.35mi
905 Lakeshore Village Pt Slidell, LA	4.0	2.0	2200	$2,425	$1.10	6d	1	0.54mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,550	$1.37	0d	1	0.60mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	112d	1	0.66mi
112 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,400	$1.27	10d	1	0.67mi
140 E Lake Ct Slidell, LA	4.0	2.0	1683	$2,200	$1.31	6d	1	0.70mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	119d	1	0.70mi
220 E Lake Dr Slidell, LA	5.0	2.5	2350	$2,700	$1.15	81d	1	0.73mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	112d	1	0.83mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	112d	1	0.84mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2360	$2,500	$1.06	81d	1	0.85mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	0d	1	0.86mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	139d	1	0.86mi
5180 Clarkston Grove Dr Slidell, LA	4.0	2.0	2079	$2,250	$1.08	87d	1	0.89mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	139d	1	0.91mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	119d	1	0.91mi
3890 Hummell Crest Rd Slidell, LA	4.0	2.0	2340	$2,450	$1.05	81d	1	0.95mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	139d	1	1.01mi
4356 Marais River Dr Slidell, LA	4.0	2.0	1867	$2,295	$1.23	7d	1	1.10mi
3877 Seagull Cir Slidell, LA	4.0	2.0	1425	$2,350	$1.65	10d	1	1.19mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	81d	1	1.34mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	0d	1	1.48mi

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association: Lakeshore Villages POAAnnual association fee of $745Community clubhouseCommunity pool

Exterior

• Parking: Garage with two spaces
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerEnergy-efficient water heater
• Home design: Single-story homeNew construction (in progress)
• Construction: Brick and vinyl siding constructionShingle roofSlab foundationNew construction
• Exterior features: PorchCovered concrete porchCommunity pool accessCanal accessOutside city limits

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRange
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningEnergy-efficient HVAC
• Interior features: Granite countersPantryStainless steel appliancesSmart homeSmoke detector(s)ENERGY STAR qualified appliances
• Laundry & utility: Washer hookupDryer hookup

HOA detail $62/mo · $744/yr

• Likely covers: water

Listing history 50 events

1. 2026-09-24
   days on market $269,900 Active 146 DOM
2. 2026-09-23
   days on market $269,900 Active 145 DOM
3. 2026-09-22
   days on market $269,900 Active 144 DOM
4. 2026-09-21
   days on market $269,900 Active 143 DOM
5. 2026-09-20
   days on market $269,900 Active 142 DOM
6. 2026-09-19
   days on market $269,900 Active 141 DOM
7. 2026-09-18
   days on market $269,900 Active 140 DOM
8. 2026-09-17
   days on market $269,900 Active 139 DOM
9. 2026-09-16
   days on market $269,900 Active 138 DOM
10. 2026-09-15
    days on market $269,900 Active 137 DOM
11. 2026-09-14
    days on market $269,900 Active 136 DOM
12. 2026-09-13
    days on market $269,900 Active 135 DOM
13. 2026-09-12
    days on market $269,900 Active 134 DOM
14. 2026-09-05
    days on market $269,900 Active 127 DOM
15. 2026-09-04
    days on market $269,900 Active 126 DOM
16. 2026-09-03
    days on market $269,900 Active 125 DOM
17. 2026-08-31
    days on market $269,900 Active 122 DOM
18. 2026-08-29
    days on market $269,900 Active 120 DOM
19. 2026-08-28
    days on market $269,900 Active 119 DOM
20. 2026-08-27
    days on market $269,900 Active 118 DOM
21. 2026-08-25
    days on market $269,900 Active 116 DOM
22. 2026-08-24
    days on market $269,900 Active 115 DOM
23. 2026-08-23
    days on market $269,900 Active 114 DOM
24. 2026-08-22
    days on market $269,900 Active 113 DOM
25. 2026-08-21
    days on market $269,900 Active 112 DOM
26. 2026-08-20
    days on market $269,900 Active 111 DOM
27. 2026-08-19
    days on market $269,900 Active 110 DOM
28. 2026-08-18
    days on market $269,900 Active 109 DOM
29. 2026-08-17
    days on market $269,900 Active 108 DOM
30. 2026-08-16
    days on market $269,900 Active 107 DOM
31. 2026-08-15
    days on market $269,900 Active 106 DOM
32. 2026-08-14
    days on market $269,900 Active 105 DOM
33. 2026-08-13
    days on market $269,900 Active 104 DOM
34. 2026-08-12
    days on market $269,900 Active 103 DOM
35. 2026-08-11
    days on market $269,900 Active 102 DOM
36. 2026-08-10
    days on market $269,900 Active 101 DOM
37. 2026-08-09
    days on market $269,900 Active 100 DOM
38. 2026-08-08
    days on market $269,900 Active 99 DOM
39. 2026-08-07
    pricedays on market $269,900 Active 98 DOM
40. 2026-08-06
    days on market $274,900 Active 97 DOM
41. 2026-08-05
    days on market $274,900 Active 96 DOM
42. 2026-08-04
    days on market $274,900 Active 95 DOM
43. 2026-08-03
    days on market $274,900 Active 94 DOM
44. 2026-07-31
    days on market $274,900 Active 91 DOM
45. 2026-07-30
    days on market $274,900 Active 90 DOM
46. 2026-07-30
    days on market $274,900 Active 89 DOM
47. 2026-07-28
    pricedays on market $274,900 Active 88 DOM
48. 2026-07-26
    days on market $276,900 Active 86 DOM
49. 2026-07-24
    days on market $276,900 Active 84 DOM
50. 2026-07-23
    days on market $276,900 Active 83 DOM

ⓘ 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: $29,410
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$744
• − Depreciation: −$7,852
• Taxable loss: −$4,408
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $1,165/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 fresh paint job and modern finishes. It's move-in ready and would benefit from some exterior updates and interior improvements to maximize its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can increase property value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Abney Elementary Early Childhood Center Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 25% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association: Lakeshore Villages POAAnnual association fee of $745Community clubhouseCommunity pool

Exterior

• Parking: Garage with two spaces
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerEnergy-efficient water heater
• Home design: Single-story homeNew construction (in progress)
• Construction: Brick and vinyl siding constructionShingle roofSlab foundationNew construction
• Exterior features: PorchCovered concrete porchCommunity pool accessCanal accessOutside city limits

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRange
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningEnergy-efficient HVAC
• Interior features: Granite countersPantryStainless steel appliancesSmart homeSmoke detector(s)ENERGY STAR qualified appliances
• Laundry & utility: Washer hookupDryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $277,900 AcadianaMLS
• 2026-05-01 Listed $277,900 GSREIN