7821 Camellia Bud Ct · Slidell, LA 70461

$280,000

4 bd · 2.0 ba · 2,093 sqft · SingleFamily public records · 38 Days on market

Built 2019 9,966 sqft lot $134/sqft · 27% below area Est $381k · 27% under $50/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bed, 2 bath, with fenced yard and a great view of the water. Open floor plan and high ceilings add to the charm. Great kitchen with stainless appliances. Neighborhood has great amenities including club house, playground and pool. Easy access to I10 and shopping. Property is owned by the US Dept. of HUD. Case # 221-652570. FHA Insurable w/escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by Olympusams. Visit Hudhomestore.gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

Key facts

• View of the water
• Open floor plan
• Fenced yard

Tags

• FENCED YARD
• VIEW OF THE WATER
• OPEN FLOOR PLAN
• HIGH CEILINGS
• STAINLESS APPLIANCES
• CLUB HOUSE

Property features AI

Finance

• HOA & community: Part of Lakeshore Villages homeowners association; HOA dues approximately $600 annually; Community clubhouse; Community pool

Exterior

• Parking: Attached garage with two spaces and garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick and stucco construction; Shingle roof; Slab foundation; Property in very good condition; Rectangular lot; Outside city limits; Lot dimensions approximately 50 x 100
• Construction: Built with brick and stucco; Shingle roof; Slab foundation
• Exterior features: Enclosed porch; Concrete porch; Screened porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling system present
• Interior features: Attic; Ceiling fans; Granite counters; Pantry; Pull-down attic stairs; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $33 ($400/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 $255k (9.0% below list).
• Recommended offer: $255k (9.0% 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.
• Market conditions: Rents rising (+1.7%/yr); 589 active listings in the ZIP; 27 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 34% 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 38 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,728 (9.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $381,393
• List price: $280,000
• Delta: -26.58%
• 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
5444 Fornea Glen Way	0.49mi	4/3.0	2,038 (-3%)	2mo	$302,000	$148	67
3311 Tide Wind Dr	0.66mi	4/2.0	2,051 (-2%)	1mo	$297,900	$145	65
5161 Spillway Manor Dr	0.70mi	4/2.0	2,051 (-2%)	2mo	$283,900	$138	62
6756 Delta Ridge Ave	0.28mi	4/3.0	2,400 (+15%)	1mo	$376,085	$157	58
6756 Delta Ridge Ave	0.28mi	4/3.0	2,400 (+15%)	1mo	$376,085	$157	58
6748 Delta Ridge Ave	0.28mi	4/3.0	2,400 (+15%)	1mo	$377,900	$157	58
6732 Delta Ridge Ave	0.32mi	4/3.0	2,400 (+15%)	1mo	$372,900	$155	56
6724 Delta Ridge Ave	0.34mi	4/3.0	2,400 (+15%)	2mo	$376,900	$157	54
5132 Spillway Manor Dr	0.66mi	5/3.0 (+1)	2,016 (-4%)	1mo	$296,795	$147	53
6708 Delta Ridge Ave	0.38mi	4/3.0	2,400 (+15%)	2mo	$369,000	$154	53
5164 Spillway Manor Dr	0.69mi	4/2.0	1,819 (-13%)	1mo	$273,900	$151	45
5169 Spillway Manor Dr	0.71mi	4/2.0	1,819 (-13%)	1mo	$273,900	$151	44

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: -16.9%
• Equity multiple: 0.41×
• Total profit: $-46,425
• Equity at exit: $41,749

10-year hold

• IRR: -11.4%
• Equity multiple: 0.36×
• Total profit: $-50,383
• Equity at exit: $24,209

Cash invested: $78,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$344 /mo · $4,128/yr
• Insurance: −$117
• HOA: −$50
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $33

Break-even live

Break-even rent $2,505

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $192	-5% $113	+0% $33	+5% $-46	+10% $-125
Rent	-10% $-168	-5% $-67	+0% $33	+5% $134	+10% $235
Rate	-1.0pp $174	-0.5pp $105	base $33	+0.5pp $-39	+1.0pp $-113

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	16d	1	0.09mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.25mi
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
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	0.32mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.52mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	17d	1	0.57mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.58mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	2d	1	0.74mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.77mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	2d	1	0.78mi
4069 Marina Villa N Slidell, LA	4.0	4.0	2930	$5,000	$1.71	11d	1	0.78mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.86mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.98mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.99mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	1.02mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	1.07mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	44d	1	1.07mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	1.08mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	4d	1	1.08mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	4d	1	1.08mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	1.17mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	1.19mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	1.19mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	22d	1	1.19mi
119 Ondine Ln Slidell, LA	4.0	2.0	2616	$3,000	$1.15	44d	1	1.24mi
228 Constellation Dr Slidell, LA	3.0	2.0	1724	$2,300	$1.33	22d	1	1.47mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterpool

Listing history 23 events

1. 2026-06-08
   statusdays on market $280,000 Pending 38 DOM

   Show marketing remark (703 chars)

   Charming 4 bed, 2 bath, with fenced yard and a great view of the water. Open floor plan and high ceilings add to the charm. Great kitchen with stainless appliances. Neighborhood has great amenities including club house, playground and pool. Easy access to I10 and shopping. Property is owned by the US Dept. of HUD. Case # 221-652570. FHA Insurable w/escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by Olympusams. Visit Hudhomestore.gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

2. 2026-06-07
   days on market $280,000 Active 37 DOM
3. 2026-06-03
   days on market $280,000 Active 33 DOM
4. 2026-06-02
   days on market $280,000 Active 32 DOM
5. 2026-06-01
   days on market $280,000 Active 31 DOM
6. 2026-05-31
   days on market $280,000 Active 30 DOM
7. 2026-04-30
   listed $280,000 Active 703-char remark

   Show marketing remark (703 chars)

   Charming 4 bed, 2 bath, with fenced yard and a great view of the water. Open floor plan and high ceilings add to the charm. Great kitchen with stainless appliances. Neighborhood has great amenities including club house, playground and pool. Easy access to I10 and shopping. Property is owned by the US Dept. of HUD. Case # 221-652570. FHA Insurable w/escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by Olympusams. Visit Hudhomestore.gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

8. 2026-04-30
   listed $280,000 Active 705-char remark

   Show marketing remark (703 chars)

   Charming 4 bed, 2 bath, with fenced yard and a great view of the water. Open floor plan and high ceilings add to the charm. Great kitchen with stainless appliances. Neighborhood has great amenities including club house, playground and pool. Easy access to I10 and shopping. Property is owned by the US Dept. of HUD. Case # 221-652570. FHA Insurable w/escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by Olympusams. Visit Hudhomestore.gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

9. 2025-05-30
   price $290,000
10. 2025-05-30
    price $290,000
11. 2025-01-30
    listed $290,000
12. 2025-01-30
    listed $299,000 Active
13. 2024-10-22
    listed $339,000 Active
14. 2024-05-20
    price $349,000
15. 2024-03-06
    listed $349,000
16. 2021-12-14
    soldstatus $320,000
17. 2021-12-10
    soldstatus $320,000 Closed
18. 2021-11-09
    status Pending
19. 2021-11-01
    listed $339,900
20. 2021-11-01
    listed $339,900 Active
21. 2020-03-31
    soldstatus $273,900
22. 2020-03-31
    listed $273,900
23. 2020-03-31
    listed $273,900

ⓘ 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: $4,128 · $344/mo
• Projected year-2 tax: $4,128 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe 60% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,567
• − Mortgage interest: −$15,684
• − Property taxes: −$4,128
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$600
• − Depreciation: −$8,145
• Taxable loss: −$4,282
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $1,427/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

+2.2% since first listed

19 events — show timeline

• 2026-06-08 Pending — AcadianaMLS
• 2026-06-08 Pending — GSREIN
• 2026-04-30 Listed $280,000 GSREIN
• 2026-04-30 Listed $280,000 AcadianaMLS
• 2025-05-30 Price Changed $290,000 AcadianaMLS
• 2025-05-30 Price Changed $290,000 GSREIN
• 2025-01-30 Listed $290,000 AcadianaMLS
• 2025-01-30 Listed $299,000 AcadianaMLS
• 2024-10-22 Listed $339,000 AcadianaMLS
• 2024-05-20 Price Changed $349,000 GSREIN
• 2024-03-06 Listed $349,000 AcadianaMLS
• 2021-12-14 Sold (Public Records) $320,000 Public Records
• 2021-12-10 Sold (MLS) $320,000 GSREIN
• 2021-11-09 Pending — GSREIN
• 2021-11-01 Listed $339,900 GSREIN
• 2021-11-01 Listed $339,900 AcadianaMLS
• 2020-03-31 Listed $273,900 AcadianaMLS
• 2020-03-31 Listed $273,900 GSREIN
• 2020-03-31 Sold (MLS) $273,900 GSREIN

Property tax history

-2.1%/yr

Latest (2025): $4,128 · -0.9% YoY. Source: county tax records.