3407 Tide Wind Dr · Slidell, LA 70461

$230,000

4 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 78 Days on market

Built 2023 Good condition $145/sqft · 16% below area Est $275k · 16% under $67/mo HOA · 3% of rent ↓ 15% since listing

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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 +18.9/30.0
• ARV discount +14.9/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Let's Turn Some Keys, Baby... Welcome Home...Your stunning 4 bedroom 2 bath home. Your home is designed with an open and airy floor plan. Your home offers comfortable living with modern finishes and spacious primary suite. Located in a resort-style community featuring a pool, fitness center, and scenic water views. You'll enjoy everyday living that feels like a getaway. Minutes from the heart of Slidell and a short drive to New Orleans. Your home is just waiting for you!

Key facts

• Fitness center
• Pool
• Scenic water views

Tags

• OPEN AND AIRY FLOOR PLAN
• RESORT-STYLE COMMUNITY
• POOL
• FITNESS CENTER
• SCENIC WATER VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 19 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).
• This rent runs 32% 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

• It's been on market 78 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $275,181
• List price: $230,000
• Delta: -16.42%
• 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
3435 Tide Wind Dr	0.07mi	4/2.0	1,585 (0%)	4mo	$235,000	$148	94
3295 Tide Wind Dr	0.07mi	3/2.0 (-1)	1,549 (-2%)	1mo	$268,900	$174	87
5144 Spillway Manor Dr	0.22mi	4/2.0	1,562 (-2%)	2mo	$259,900	$166	86
5124 Spillway Manor Dr	0.25mi	4/2.0	1,602 (+1%)	3mo	$264,900	$165	84
5108 Spillway Manor Dr	0.28mi	4/2.0	1,562 (-2%)	3mo	$258,900	$166	82
5156 Spillway Manor Dr	0.21mi	3/2.0 (-1)	1,549 (-2%)	2mo	$259,900	$168	80
5137 Spillway Manor Dr	0.25mi	4/2.0	1,658 (+5%)	4mo	$259,900	$157	77
5120 Spillway Manor Dr	0.25mi	3/2.0 (-1)	1,549 (-2%)	4mo	$258,900	$167	76
5164 Spillway Manor Dr	0.21mi	4/2.0	1,819 (+15%)	1mo	$273,900	$151	65
5169 Spillway Manor Dr	0.23mi	4/2.0	1,819 (+15%)	1mo	$273,900	$151	64
5148 Spillway Manor Dr	0.22mi	4/2.0	1,819 (+15%)	3mo	$269,900	$148	63
5160 Spillway Manor Dr	0.21mi	4/2.0	1,819 (+15%)	3mo	$273,900	$151	63

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-25,081
• Equity at exit: $34,294

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-14,104
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$252 /mo · $3,025/yr
• Insurance: −$96
• HOA: −$67
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $237

Break-even live

Break-even rent $2,052

Max offer price $230,000

Occupancy floor 85%

Sensitivity live

Price	-10% $368	-5% $303	+0% $237	+5% $172	+10% $107
Rent	-10% $52	-5% $145	+0% $237	+5% $330	+10% $423
Rate	-1.0pp $353	-0.5pp $296	base $237	+0.5pp $178	+1.0pp $117

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	2d	1	0.07mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.11mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	45d	1	0.26mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	2d	14	0.26mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.26mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	0.52mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.69mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	0.70mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.73mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.81mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.84mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	0.94mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	0.94mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.96mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	1.00mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	1.12mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	44d	1	1.37mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	4d	1	1.37mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	2d	1	1.44mi

HOA detail

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

Listing history 16 events

1. 2026-06-18
   days on market $230,000 Active 78 DOM
2. 2026-06-17
   days on market $230,000 Active 77 DOM
3. 2026-06-16
   days on market $230,000 Active 76 DOM
4. 2026-06-16
   days on market $230,000 Active 75 DOM
5. 2026-06-03
   days on market $230,000 Active 73 DOM
6. 2026-06-02
   days on market $230,000 Active 72 DOM
7. 2026-06-01
   days on market $230,000 Active 71 DOM
8. 2026-05-31
   days on market $230,000 Active 70 DOM
9. 2026-03-26
   price $230,000 475-char remark

   Show marketing remark (478 chars)

   Let's Turn Some Keys, Baby. .. Welcome Home. .. Your stunning 4 bedroom 2 bath home. Your home is designed with an open and airy floor plan. Your home offers comfortable living with modern finishes and spacious primary suite. Located in a resort-style community featuring a pool, fitness center, and scenic water views. You'll enjoy everyday living that feels like a getaway. Minutes from the heart of Slidell and a short drive to New Orleans. Your home is just waiting for you!

10. 2026-03-26
    price $230,000 478-char remark

    Show marketing remark (478 chars)

    Let's Turn Some Keys, Baby. .. Welcome Home. .. Your stunning 4 bedroom 2 bath home. Your home is designed with an open and airy floor plan. Your home offers comfortable living with modern finishes and spacious primary suite. Located in a resort-style community featuring a pool, fitness center, and scenic water views. You'll enjoy everyday living that feels like a getaway. Minutes from the heart of Slidell and a short drive to New Orleans. Your home is just waiting for you!

11. 2026-03-21
    listed $250,000 Active 475-char remark

    Show marketing remark (478 chars)

    Let's Turn Some Keys, Baby. .. Welcome Home. .. Your stunning 4 bedroom 2 bath home. Your home is designed with an open and airy floor plan. Your home offers comfortable living with modern finishes and spacious primary suite. Located in a resort-style community featuring a pool, fitness center, and scenic water views. You'll enjoy everyday living that feels like a getaway. Minutes from the heart of Slidell and a short drive to New Orleans. Your home is just waiting for you!

12. 2026-03-21
    listed $250,000 Active 478-char remark

    Show marketing remark (478 chars)

    Let's Turn Some Keys, Baby. .. Welcome Home. .. Your stunning 4 bedroom 2 bath home. Your home is designed with an open and airy floor plan. Your home offers comfortable living with modern finishes and spacious primary suite. Located in a resort-style community featuring a pool, fitness center, and scenic water views. You'll enjoy everyday living that feels like a getaway. Minutes from the heart of Slidell and a short drive to New Orleans. Your home is just waiting for you!

13. 2023-04-29
    status Pending
14. 2023-04-27
    soldstatus $262,970 Closed
15. 2023-02-14
    listed $269,900 Active
16. 2023-02-14
    listed $269,900

ⓘ 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: $3,025 · $252/mo
• Projected year-2 tax: $3,025 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,232
• − Mortgage interest: −$12,884
• − Property taxes: −$3,025
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$804
• − Depreciation: −$6,691
• Taxable loss: −$839
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $3,051/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 75/100 Cosmetic rehab

This home is in good condition with modern finishes and a good curb appeal. It's ready for a fresh coat of paint and new curtains to enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Rental Replace curtains — Fresh curtains improve the home's rental appeal and comfort
• Both Install smart home devices — Enhances home's modern appeal and convenience
• Both Add smart thermostat — Improves energy efficiency and comfort
• Both Add smart lighting — Enhances home's modern appeal and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace curtains — Fresh curtains improve the home's rental appeal and comfort ↑
• Both Install smart home devices — Enhances home's modern appeal and convenience ↑
• Both Add smart thermostat — Improves energy efficiency and comfort ↑
• Both Add smart lighting — Enhances home's modern appeal and energy efficiency ↑

ⓘ 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

-14.8% since first listed

8 events — show timeline

• 2026-03-26 Price Changed $230,000 AcadianaMLS
• 2026-03-26 Price Changed $230,000 GSREIN
• 2026-03-21 Listed $250,000 GSREIN
• 2026-03-21 Listed $250,000 AcadianaMLS
• 2023-04-29 Pending — GSREIN
• 2023-04-27 Sold (MLS) $262,970 GSREIN
• 2023-02-14 Listed $269,900 AcadianaMLS
• 2023-02-14 Listed $269,900 GSREIN

Property tax history

+9.1%/yr

Latest (2025): $3,025 · -1.8% YoY. Source: county tax records.