5226 Summer Pecan Rd · Slidell, LA 70461

$265,000

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 281 Days on market

Built 2023 10,280 sqft lot $170/sqft · 6% below area Est $281k · 6% under $33/mo HOA · 2% 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 +10.0/15.0
• Cash flow +9.7/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This beautiful 3-bedroom and 2-bathroom DR Horton Home, built in 2023, is nestled on a corner lot in Lakeshore Villages. Featuring vinyl plank flooring throughout, with carpet in the two secondary bedrooms for added comfort. The stylish kitchen boasts a center island, granite countertops, and stainless-steel appliances, making it ideal for both daily living and entertaining. The spacious primary suite includes a walk-in closet, double vanity, stand-alone shower, and a separate soaking tub designed for relaxation. Conveniently located with easy access to nearby schools, shopping, dining, and major roadways, this home pairs comfort with everyday convenience. Community amenities include a family play area and waterfront access for outdoor enjoyment.

Key facts

• Walk-in closet
• Granite countertops
• Corner lot

Tags

• CORNER LOT
• VINYL PLANK FLOORING
• CENTER ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (18.7% below list).
• Recommended offer: $215k (18.7% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 25 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 $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 281 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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 $215,389 (18.7% 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 281 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $280,798
• List price: $265,000
• Delta: -5.63%
• 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
3295 Tide Wind Dr	0.14mi	3/2.0	1,549 (-1%)	1mo	$268,900	$174	91
5156 Spillway Manor Dr	0.19mi	3/2.0	1,549 (-1%)	2mo	$259,900	$168	88
3435 Tide Wind Dr	0.07mi	4/2.0 (+1)	1,585 (+1%)	4mo	$235,000	$148	86
5144 Spillway Manor Dr	0.18mi	4/2.0 (+1)	1,562 (-0%)	2mo	$259,900	$166	85
5108 Spillway Manor Dr	0.20mi	4/2.0 (+1)	1,562 (-0%)	3mo	$258,900	$166	83
5124 Spillway Manor Dr	0.19mi	4/2.0 (+1)	1,602 (+2%)	3mo	$264,900	$165	80
5441 Fornea Glen Way	0.73mi	4/2.0 (+1)	1,612 (+3%)	1mo	$249,900	$155	55
5472 Fornea Glen Way	0.73mi	4/2.0 (+1)	1,612 (+3%)	2mo	$256,005	$159	54
5481 Fornea Glen Way	0.73mi	3/2.0	1,405 (-10%)	1mo	$224,900	$160	48
5429 Fornea Glen Way	0.73mi	3/2.0	1,405 (-10%)	2mo	$236,900	$169	47
5473 Fornea Glen Way	0.73mi	3/2.0	1,405 (-10%)	4mo	$225,990	$161	46
5449 Fornea Glen Way	0.73mi	3/2.5	1,776 (+14%)	2mo	$274,900	$155	39

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: -22.4%
• Equity multiple: 0.24×
• Total profit: $-56,607
• Equity at exit: $39,512

10-year hold

• IRR: -20.1%
• Equity multiple: 0.00×
• Total profit: $-74,153
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$341 /mo · $4,091/yr
• Insurance: −$110
• HOA: −$33
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-172

Break-even live

Break-even rent $2,372

Max offer price $234,531

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.02mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.10mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	44d	1	0.24mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,195	$1.38	2d	14	0.24mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.25mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	16d	1	0.55mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,499	$1.32	2d	1	0.56mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	44d	1	0.60mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	2d	1	0.60mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	2d	2	0.60mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.62mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	0.64mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.66mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.72mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.75mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	0.86mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	0.86mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.87mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	0.91mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	1.03mi
62200 W End Blvd Slidell, LA	1.0–2.0	1.0–2.0	925	$1,480	$1.60	2d	14	1.33mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	2d	1	1.36mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,450	$1.32	24d	1	1.39mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	44d	1	1.42mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	3d	1	1.42mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $265,000 Active 281 DOM
2. 2026-06-17
   days on market $265,000 Active 280 DOM
3. 2026-06-16
   days on market $265,000 Active 279 DOM
4. 2026-06-15
   days on market $265,000 Active 278 DOM
5. 2026-06-13
   days on market $265,000 Active 276 DOM
6. 2026-06-10
   days on market $265,000 Active 273 DOM
7. 2026-06-09
   days on market $265,000 Active 272 DOM
8. 2026-06-08
   days on market $265,000 Active 271 DOM
9. 2026-06-07
   days on market $265,000 Active 270 DOM
10. 2026-06-03
    days on market $265,000 Active 266 DOM
11. 2026-06-02
    days on market $265,000 Active 265 DOM
12. 2026-06-01
    days on market $265,000 Active 264 DOM
13. 2026-05-31
    days on market $265,000 Active 263 DOM
14. 2026-03-10
    status Active 770-char remark

    Show marketing remark (770 chars)

    Welcome home! This beautiful 3-bedroom and 2-bathroom DR Horton Home, built in 2023, is nestled on a corner lot in Lakeshore Villages. Featuring vinyl plank flooring throughout, with carpet in the two secondary bedrooms for added comfort. The stylish kitchen boasts a center island, granite countertops, and stainless-steel appliances, making it ideal for both daily living and entertaining. The spacious primary suite includes a walk-in closet, double vanity, stand-alone shower, and a separate soaking tub designed for relaxation. Conveniently located with easy access to nearby schools, shopping, dining, and major roadways, this home pairs comfort with everyday convenience. Community amenities include a family play area and waterfront access for outdoor enjoyment.

15. 2026-03-10
    status Active 770-char remark

    Show marketing remark (770 chars)

    Welcome home! This beautiful 3-bedroom and 2-bathroom DR Horton Home, built in 2023, is nestled on a corner lot in Lakeshore Villages. Featuring vinyl plank flooring throughout, with carpet in the two secondary bedrooms for added comfort. The stylish kitchen boasts a center island, granite countertops, and stainless-steel appliances, making it ideal for both daily living and entertaining. The spacious primary suite includes a walk-in closet, double vanity, stand-alone shower, and a separate soaking tub designed for relaxation. Conveniently located with easy access to nearby schools, shopping, dining, and major roadways, this home pairs comfort with everyday convenience. Community amenities include a family play area and waterfront access for outdoor enjoyment.

16. 2026-03-10
    historical 770-char remark

    Show marketing remark (770 chars)

    Welcome home! This beautiful 3-bedroom and 2-bathroom DR Horton Home, built in 2023, is nestled on a corner lot in Lakeshore Villages. Featuring vinyl plank flooring throughout, with carpet in the two secondary bedrooms for added comfort. The stylish kitchen boasts a center island, granite countertops, and stainless-steel appliances, making it ideal for both daily living and entertaining. The spacious primary suite includes a walk-in closet, double vanity, stand-alone shower, and a separate soaking tub designed for relaxation. Conveniently located with easy access to nearby schools, shopping, dining, and major roadways, this home pairs comfort with everyday convenience. Community amenities include a family play area and waterfront access for outdoor enjoyment.

17. 2025-09-09
    listed $265,000 Active 770-char remark

    Show marketing remark (770 chars)

    Welcome home! This beautiful 3-bedroom and 2-bathroom DR Horton Home, built in 2023, is nestled on a corner lot in Lakeshore Villages. Featuring vinyl plank flooring throughout, with carpet in the two secondary bedrooms for added comfort. The stylish kitchen boasts a center island, granite countertops, and stainless-steel appliances, making it ideal for both daily living and entertaining. The spacious primary suite includes a walk-in closet, double vanity, stand-alone shower, and a separate soaking tub designed for relaxation. Conveniently located with easy access to nearby schools, shopping, dining, and major roadways, this home pairs comfort with everyday convenience. Community amenities include a family play area and waterfront access for outdoor enjoyment.

18. 2025-09-09
    listed $265,000 Active 770-char remark

    Show marketing remark (770 chars)

    Welcome home! This beautiful 3-bedroom and 2-bathroom DR Horton Home, built in 2023, is nestled on a corner lot in Lakeshore Villages. Featuring vinyl plank flooring throughout, with carpet in the two secondary bedrooms for added comfort. The stylish kitchen boasts a center island, granite countertops, and stainless-steel appliances, making it ideal for both daily living and entertaining. The spacious primary suite includes a walk-in closet, double vanity, stand-alone shower, and a separate soaking tub designed for relaxation. Conveniently located with easy access to nearby schools, shopping, dining, and major roadways, this home pairs comfort with everyday convenience. Community amenities include a family play area and waterfront access for outdoor enjoyment.

19. 2023-06-23
    soldstatus $250,000
20. 2023-05-13
    listed $250,000
21. 2023-05-13
    listed $250,000

ⓘ 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: $4,091 · $341/mo
• Projected year-2 tax: $4,091 · $341/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: $25,847
• − Mortgage interest: −$14,844
• − Property taxes: −$4,091
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$396
• − Depreciation: −$7,709
• Taxable loss: −$6,654
• Est. tax savings @ 24.0%: +$1,597
• After-tax cash flow: $-473/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.

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

+6.0% since first listed

8 events — show timeline

• 2026-03-10 Relisted — AcadianaMLS
• 2026-03-10 Relisted — GSREIN
• 2026-03-10 Listing Removed — GSREIN
• 2025-09-09 Listed $265,000 GSREIN
• 2025-09-09 Listed $265,000 AcadianaMLS
• 2023-06-23 Sold (MLS) $250,000 GSREIN
• 2023-05-13 Listed $250,000 AcadianaMLS
• 2023-05-13 Listed $250,000 GSREIN

Property tax history

+4.8%/yr

Latest (2025): $4,091 · -2.2% YoY. Source: county tax records.