5324 Fulvetta Falls Rd · Slidell, LA 70461

$295,000

4 bd · 2.0 ba · 2,079 sqft · SingleFamily public records · 130 Days on market

Built 2022 Good condition $142/sqft · 11% below area Est $333k · 11% under $142/mo HOA · 6% 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 +12.7/15.0
• Cash flow +7.7/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lakeshore Villages, a desirable and well-established community in Slidell. This beautifully maintained 4-bedroom, 2-bath home offers a spacious and functional layout for comfortable everyday living. The home features an open living area, a well-appointed kitchen with ample cabinet and counter space, and generously sized bedrooms that provide flexibility for guests, a home office, or growing households. The primary suite includes a private bath and plenty of closet space for added comfort. Enjoy outdoor living with a yard for relaxing or entertaining, all while being conveniently located for schools, shopping, dining, and easy access to major routes for commuting. Whether you’re a first-time buyer or looking to upgrade, this home offers space, location, and value — all in one. Schedule your private showing today.

Key facts

• Private bath
• Outdoor living
• Conveniently located

Tags

• WELL-APPOINTED KITCHEN
• PRIVATE BATH
• OUTDOOR LIVING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (19.5% below list).
• Recommended offer: $236k (20.2% below list) — sets the bar for cash-flow.

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; 21 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 $9k 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 130 days — a 12% lower offer ($260k) 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 $235,546 (20.2% 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 130 days. Have you received any prior offers? Is the seller open to a 20% 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: 4.92%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 10.3

CMA / ARV

• ARV (median comp): $333,318
• List price: $295,000
• Delta: -11.50%
• 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
5536 Grand Springs Rd	0.09mi	4/2.0	2,056 (-1%)	4mo	$171,000	$83	90
5345 Fulvetta Falls Rd	0.06mi	5/3.0 (+1)	2,088 (+0%)	3mo	$290,000	$139	85
772 Bent Cypress Ln	0.33mi	4/2.0	1,983 (-5%)	4mo	$226,500	$114	74
5444 Fornea Glen Way	0.54mi	4/3.0	2,038 (-2%)	2mo	$302,000	$148	66
4386 Marais River Dr	0.45mi	4/3.0	2,208 (+6%)	2mo	$235,000	$106	63
5161 Spillway Manor Dr	0.75mi	4/2.0	2,051 (-1%)	2mo	$283,900	$138	62
5132 Spillway Manor Dr	0.67mi	5/3.0 (+1)	2,016 (-3%)	1mo	$296,795	$147	53
5152 Spillway Manor Dr	0.73mi	5/3.0 (+1)	2,016 (-3%)	3mo	$294,900	$146	50
5148 Spillway Manor Dr	0.72mi	4/2.0	1,819 (-12%)	3mo	$269,900	$148	43
5136 Spillway Manor Dr	0.69mi	4/2.0	1,819 (-12%)	5mo	$279,900	$154	43
5160 Spillway Manor Dr	0.75mi	4/2.0	1,819 (-12%)	3mo	$273,900	$151	41
5449 Fornea Glen Way	0.54mi	3/2.5 (-1)	1,776 (-15%)	2mo	$274,900	$155	41

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: -26.1%
• Equity multiple: 0.13×
• Total profit: $-72,117
• Equity at exit: $43,985

10-year hold

• IRR: -28.0%
• Equity multiple: -0.23×
• Total profit: $-101,901
• Equity at exit: $25,506

Cash invested: $82,600 (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: $2,376 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$402 /mo · $4,821/yr
• Insurance: −$123
• HOA: −$142
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-337

Break-even live

Break-even rent $2,802

Max offer price $235,546

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-253	+0% $-337	+5% $-420	+10% $-504
Rent	-10% $-524	-5% $-430	+0% $-337	+5% $-243	+10% $-149
Rate	-1.0pp $-188	-0.5pp $-262	base $-337	+0.5pp $-413	+1.0pp $-491

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	44d	1	0.06mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.10mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.18mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	0.27mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	17d	1	0.34mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	0.37mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.46mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.47mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	0.51mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	0.51mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	21d	1	0.59mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	0.62mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.68mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	2d	14	0.70mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	45d	1	0.70mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.74mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.78mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	16d	1	0.88mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	1.08mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	2d	1	1.32mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	2d	1	1.43mi

HOA detail

• Monthly dues: $142 · $1,704/yr

Listing history 3 events

1. 2026-05-31
   days on market $295,000 Active 130 DOM
2. 2026-01-21
   listed $295,000 Active 846-char remark

   Show marketing remark (835 chars)

   Welcome to Lakeshore Villages, a desirable and well-established community in Slidell. This beautifully maintained 4-bedroom, 2-bath home offers a spacious and functional layout for comfortable everyday living. The home features an open living area, a well-appointed kitchen with ample cabinet and counter space, and generously sized bedrooms that provide flexibility for guests, a home office, or growing households. The primary suite includes a private bath and plenty of closet space for added comfort. Enjoy outdoor living with a yard for relaxing or entertaining, all while being conveniently located for schools, shopping, dining, and easy access to major routes for commuting. Whether you're a first-time buyer or looking to upgrade, this home offers space, location, and value -- all in one. Schedule your private showing today.

3. 2026-01-21
   listed $295,000 Active 835-char remark

   Show marketing remark (835 chars)

   Welcome to Lakeshore Villages, a desirable and well-established community in Slidell. This beautifully maintained 4-bedroom, 2-bath home offers a spacious and functional layout for comfortable everyday living. The home features an open living area, a well-appointed kitchen with ample cabinet and counter space, and generously sized bedrooms that provide flexibility for guests, a home office, or growing households. The primary suite includes a private bath and plenty of closet space for added comfort. Enjoy outdoor living with a yard for relaxing or entertaining, all while being conveniently located for schools, shopping, dining, and easy access to major routes for commuting. Whether you're a first-time buyer or looking to upgrade, this home offers space, location, and value -- all in one. Schedule your private showing today.

ⓘ 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: $4,821 · $402/mo
• Projected year-2 tax: $4,821 · $402/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: $28,513
• − Mortgage interest: −$16,525
• − Property taxes: −$4,821
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$1,704
• − Depreciation: −$8,582
• Taxable loss: −$9,155
• Est. tax savings @ 24.0%: +$2,197
• After-tax cash flow: $-1,841/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 Cosmetic rehab

This well-maintained single-family home in Slidell, Louisiana, offers a spacious and functional layout with modern finishes and a good condition. It is ready for immediate occupancy and can be further enhanced with minor exterior painting and gutter cleaning to boost its resale or rental value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can add value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and can add value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ 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

2 events — show timeline

• 2026-01-21 Listed $295,000 AcadianaMLS
• 2026-01-21 Listed $295,000 GSREIN

Property tax history

+5.7%/yr

Latest (2025): $4,821 · -1.7% YoY. Source: county tax records.