4360 Marais River Dr · Slidell, LA 70461

$270,000

4 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 192 Days on market

Built 2021 Good condition $148/sqft · 14% below area Est $312k · 14% under $58/mo HOA · 2% of rent ↓ 2% since listing

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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 +13.6/15.0
• Cash flow +12.7/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well maintained 4 bedroom, 2 bathroom home in the desirable Lakeshore Villages community. With 2,078 square feet, this property offers a bright, open layout and a comfortable living experience. Sellers have painted the home for a fresh start for the new buyers! The neighborhood is known for incredible amenities, including a community pool, playgrounds, basketball courts, soccer fields and more. Located by the Twin Span for an easy commute to New Orleans and not far to Slidell's lively downtown, this home gives you convenience and quality in one.

Key facts

• Community pool
• Playgrounds
• Soccer fields

Tags

• LAKESHORE VILLAGES COMMUNITY
• COMMUNITY POOL
• PLAYGROUNDS
• BASKETBALL COURTS
• SOCCER FIELDS
• EASY COMMUTE TO NEW ORLEANS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-28 ($-337/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (13.2% below list).
• Recommended offer: $234k (13.2% 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.
• 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); 594 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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 192 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.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,340 (13.2% 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 192 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $312,340
• List price: $270,000
• Delta: -13.56%
• 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
784 Bent Cypress Ln	0.21mi	4/2.0	1,829 (0%)	10mo	$285,000	$156	82
801 Bent Cypress Ln	0.20mi	4/2.0	1,899 (+4%)	6mo	$214,500	$113	79
772 Bent Cypress Ln	0.24mi	4/2.0	1,983 (+8%)	4mo	$226,500	$114	72
455 E Lakeshore Vlg	0.52mi	4/2.0	1,893 (+4%)	7mo	$229,900	$121	64
5536 Grand Springs Rd	0.40mi	4/2.0	2,056 (+12%)	5mo	$171,000	$83	57
3381 Bellwick Bay Dr	0.48mi	4/2.0	1,610 (-12%)	2mo	$239,900	$149	56
385 E Lakeshore Vlg	0.70mi	4/2.0	1,893 (+4%)	6mo	$229,000	$121	56
949 Channel Bend Ct	0.43mi	3/2.5 (-1)	1,644 (-10%)	2mo	$262,181	$159	54
7556 1st Lake Dr	0.31mi	4/3.0	2,088 (+14%)	8mo	$290,000	$139	51
5149 Clarkston Grove Dr	0.49mi	3/2.0 (-1)	1,613 (-12%)	6mo	$214,000	$133	48
54129 Hwy 433 Hwy	0.72mi	3/2.5 (-1)	1,876 (+3%)	9mo	$207,000	$110	47
5345 Fulvetta Falls Rd	0.44mi	5/3.0 (+1)	2,088 (+14%)	3mo	$290,000	$139	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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-48,474
• Equity at exit: $40,258

10-year hold

• IRR: -13.6%
• Equity multiple: 0.26×
• Total profit: $-56,251
• Equity at exit: $23,345

Cash invested: $75,600 (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: 594
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$293 /mo · $3,515/yr
• Insurance: −$112
• HOA: −$58
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-28

Break-even live

Break-even rent $2,379

Max offer price $265,046

Occupancy floor 96%

Sensitivity live

Price	-10% $125	-5% $48	+0% $-28	+5% $-104	+10% $-181
Rent	-10% $-213	-5% $-121	+0% $-28	+5% $65	+10% $157
Rate	-1.0pp $108	-0.5pp $41	base $-28	+0.5pp $-98	+1.0pp $-169

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	0.16mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	0.16mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.28mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.31mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.31mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.38mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.46mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.48mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.49mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.61mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	3d	1	0.75mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	18d	1	0.75mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	0.99mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	3d	1	1.06mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	1.08mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	1.08mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	1.11mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	3d	1	1.47mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-06-21
   days on market $270,000 Active 192 DOM
2. 2026-06-18
   days on market $270,000 Active 189 DOM
3. 2026-06-17
   days on market $270,000 Active 188 DOM
4. 2026-06-16
   days on market $270,000 Active 187 DOM
5. 2026-06-15
   days on market $270,000 Active 186 DOM
6. 2026-06-13
   days on market $270,000 Active 184 DOM
7. 2026-06-10
   days on market $270,000 Active 181 DOM
8. 2026-06-09
   days on market $270,000 Active 180 DOM
9. 2026-06-08
   days on market $270,000 Active 179 DOM
10. 2026-06-07
    days on market $270,000 Active 178 DOM
11. 2026-06-03
    days on market $270,000 Active 174 DOM
12. 2026-06-02
    days on market $270,000 Active 173 DOM
13. 2026-06-01
    days on market $270,000 Active 172 DOM
14. 2026-05-31
    days on market $270,000 Active 171 DOM
15. 2026-01-07
    price $270,000 567-char remark

    Show marketing remark (574 chars)

    Welcome to this well maintained 4 bedroom, 2 bathroom home in the desirable Lakeshore Villages community. With 2,078 square feet, this property offers a bright, open layout and a comfortable living experience. Sellers have painted the home for a fresh start for the new buyers! The neighborhood is known for incredible amenities, including a community pool, playgrounds, basketball courts, soccer fields and more. Located by the Twin Span for an easy commute to New Orleans and not far to Slidell’s lively downtown, this home gives you convenience and quality in one.

16. 2026-01-07
    price $270,000 574-char remark

    Show marketing remark (574 chars)

    Welcome to this well maintained 4 bedroom, 2 bathroom home in the desirable Lakeshore Villages community. With 2,078 square feet, this property offers a bright, open layout and a comfortable living experience. Sellers have painted the home for a fresh start for the new buyers! The neighborhood is known for incredible amenities, including a community pool, playgrounds, basketball courts, soccer fields and more. Located by the Twin Span for an easy commute to New Orleans and not far to Slidell’s lively downtown, this home gives you convenience and quality in one.

17. 2025-12-11
    listed $275,000 Active 567-char remark

    Show marketing remark (574 chars)

    Welcome to this well maintained 4 bedroom, 2 bathroom home in the desirable Lakeshore Villages community. With 2,078 square feet, this property offers a bright, open layout and a comfortable living experience. Sellers have painted the home for a fresh start for the new buyers! The neighborhood is known for incredible amenities, including a community pool, playgrounds, basketball courts, soccer fields and more. Located by the Twin Span for an easy commute to New Orleans and not far to Slidell’s lively downtown, this home gives you convenience and quality in one.

18. 2025-12-11
    listed $275,000 Active 574-char remark

    Show marketing remark (574 chars)

    Welcome to this well maintained 4 bedroom, 2 bathroom home in the desirable Lakeshore Villages community. With 2,078 square feet, this property offers a bright, open layout and a comfortable living experience. Sellers have painted the home for a fresh start for the new buyers! The neighborhood is known for incredible amenities, including a community pool, playgrounds, basketball courts, soccer fields and more. Located by the Twin Span for an easy commute to New Orleans and not far to Slidell’s lively downtown, this home gives you convenience and quality in one.

ⓘ 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: $3,515 · $293/mo
• Projected year-2 tax: $3,515 · $293/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 9/10 Extreme 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $28,121
• − Mortgage interest: −$15,124
• − Property taxes: −$3,515
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$696
• − Depreciation: −$7,855
• Taxable loss: −$4,918
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $844/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 the desirable Lakeshore Villages community is ready for new buyers. It offers a bright, open layout and is conveniently located with access to amenities and easy commutes.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers
• Both Add smart home features — Can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home features — Can increase property value and attract tech-savvy buyers ↑

ⓘ 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

-1.8% since first listed

4 events — show timeline

• 2026-01-07 Price Changed $270,000 AcadianaMLS
• 2026-01-07 Price Changed $270,000 GSREIN
• 2025-12-11 Listed $275,000 GSREIN
• 2025-12-11 Listed $275,000 AcadianaMLS

Property tax history

-8.1%/yr

Latest (2025): $3,515 · -1.9% YoY. Source: county tax records.