4636 Marais River Dr · Slidell, LA 70461

$241,900

3 bd · 2.0 ba · 1,405 sqft · SingleFamily · 77 Days on market

Built 2026 Good condition 5,270 sqft lot $172/sqft · at area comps Est $242k · at est. $62/mo HOA · 3% 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).

• Cash flow +11.0/30.0
• ARV discount +7.4/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Baldwin floorplan is a single-story home in Lakeshore Villages, a new home community in Slidell, Louisiana. There are three (3) exteriors to decide on, all equally impressive. Step inside this 3-bedroom, 2-bathroom residence to find 1,380 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and tour the Baldwin floorplan today!

Key facts

• 5,270 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (14.5% below list).
• Recommended offer: $207k (14.5% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $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 77 days — a 6% lower offer ($227k) 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 $206,714 (14.5% 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 77 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $241,559
• List price: $241,900
• Delta: 0.14%
• 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
4612 Marais River Dr	0.00mi	3/2.0	1,392 (-1%)	1mo	$229,900	$165	98
4685 Marais River Dr	0.02mi	3/2.0	1,276 (-9%)	1mo	$217,900	$171	83
4658 Marais River Dr	0.00mi	4/2.0 (+1)	1,506 (+7%)	1mo	$234,900	$156	82
4703 Marais River Dr	0.02mi	3/2.0	1,276 (-9%)	2mo	$219,000	$172	82
4706 Marais River Dr	0.00mi	3/2.0	1,276 (-9%)	4mo	$224,900	$176	82
4664 Marais River Dr	0.00mi	4/2.0 (+1)	1,506 (+7%)	2mo	$234,900	$156	82
4674 Marais River Dr	0.00mi	3/2.0	1,276 (-9%)	4mo	$218,725	$171	81
4670 Marais River Dr	0.00mi	4/2.0 (+1)	1,506 (+7%)	3mo	$234,900	$156	81
4679 Marais River Dr	0.02mi	4/2.0 (+1)	1,506 (+7%)	2mo	$229,900	$153	81
4426 Marais River Dr	0.28mi	3/2.0	1,455 (+4%)	2mo	$215,000	$148	80
4778 Cotton Grass Dr	0.36mi	4/2.0 (+1)	1,425 (+1%)	1mo	$216,900	$152	75
3381 Bellwick Bay Dr	0.18mi	4/2.0 (+1)	1,610 (+15%)	2mo	$239,900	$149	61

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-48,170
• Equity at exit: $36,068

10-year hold

• IRR: -17.2%
• Equity multiple: 0.11×
• Total profit: $-60,434
• Equity at exit: $20,915

Cash invested: $67,732 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,269
• Tax est. 1.5%: −$302 /mo · $3,628/yr
• Insurance: −$101
• HOA: −$62
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-101

Break-even live

Break-even rent $2,195

Max offer price $227,332

Occupancy floor 100%

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: $60,475
• Closing costs: $7,257
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	43d	1	0.23mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.26mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	1d	1	0.36mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	43d	1	0.37mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	11d	1	0.92mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	44d	1	1.10mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,195	$1.38	1d	14	1.10mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	1d	1	1.14mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	1.19mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,499	$1.32	1d	1	1.45mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: waterpool

Listing history 15 events

1. 2026-06-18
   days on market $241,900 Active 77 DOM
2. 2026-06-17
   days on market $241,900 Active 76 DOM
3. 2026-06-16
   days on market $241,900 Active 75 DOM
4. 2026-06-15
   days on market $241,900 Active 74 DOM
5. 2026-06-13
   days on market $241,900 Active 72 DOM
6. 2026-06-10
   days on market $241,900 Active 69 DOM
7. 2026-06-09
   days on market $241,900 Active 68 DOM
8. 2026-06-08
   days on market $241,900 Active 67 DOM
9. 2026-06-07
   days on market $241,900 Active 66 DOM
10. 2026-06-03
    days on market $241,900 Active 62 DOM
11. 2026-06-02
    days on market $241,900 Active 61 DOM
12. 2026-06-01
    days on market $241,900 Active 60 DOM
13. 2026-05-31
    days on market $241,900 Active 59 DOM
14. 2026-04-02
    listed $241,900 Active 1364-char remark

    Show marketing remark (1364 chars)

    The Baldwin floorplan is a single-story home in Lakeshore Villages, a new home community in Slidell, Louisiana. There are three (3) exteriors to decide on, all equally impressive. Step inside this 3-bedroom, 2-bathroom residence to find 1,380 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and tour the Baldwin floorplan today!

15. 2026-04-02
    listed $241,900 Active 1364-char remark

    Show marketing remark (1364 chars)

    The Baldwin floorplan is a single-story home in Lakeshore Villages, a new home community in Slidell, Louisiana. There are three (3) exteriors to decide on, all equally impressive. Step inside this 3-bedroom, 2-bathroom residence to find 1,380 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and tour the Baldwin floorplan today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,806
• − Mortgage interest: −$13,550
• − Property taxes: −$3,628
• − Insurance: −$1,210
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$744
• − Depreciation: −$7,037
• Taxable loss: −$5,332
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $72/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 single-story home in Slidell, Louisiana, is in good condition with a good condition score of 80. It features a well-equipped kitchen, two bathrooms with granite countertops, and a spacious living area. The home is move-in ready with minor cosmetic updates that would significantly increase its resale and rental value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the space and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and improves functionality ↑

ⓘ 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

• 2026-04-02 Listed $241,900 AcadianaMLS
• 2026-04-02 Listed $241,900 GSREIN