4410 Marais River Dr · Slidell, LA 70461

$269,900

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

Built 2021 0.31 ac lot Est $256k · 6% over $62/mo HOA · 3% of rent ↓ 7% 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).

• Cash flow +12.6/30.0
• ARV discount +5.0/15.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• 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

The backyard is a must see! Oversized concrete patio with plenty of room to grill and entertain. Private back yard with water views and just nature. This beautiful appointed home has just the right amount of space and storage. The spacious living room is open concept to the dining area and kitchen. Granite countertops, stainless steel appliances and a huge island completes everyones check off box. Special Financing is Available for this home.

Key facts

• Water views
• Open concept
• Private back yard

Tags

• OVERSIZED CONCRETE PATIO
• PRIVATE BACK YARD
• WATER VIEWS
• OPEN CONCEPT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Total rooms: 8
• HOA & community: Homeowners association with annual fee of $740; Community clubhouse; Community pool

Exterior

• Parking: Garage with two parking spaces; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story; Excellent condition
• Construction: Brick, frame, and concrete construction; Asphalt shingle roof; Slab foundation; Built with energy-efficient appliances and water heater
• Exterior features: Concrete oversized patio/porch; City lot; Rectangular lot; Waterfront with canal access; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; ENERGY STAR qualified appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Gas heating
• Interior features: Attic; Ceiling fans; Granite counters; Pantry; Pull-down attic stairs; Stainless steel appliances; Smart home features
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (11.7% below list).
• Recommended offer: $238k (11.7% 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.
• 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 23d 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

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 $238,232 (11.7% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $255,717
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4386 Marais River Dr	0.06mi	4/3.0	2,208 (+6%)	2mo	$235,000	$106	81
772 Bent Cypress Ln	0.35mi	4/2.0	1,983 (-5%)	4mo	$226,500	$114	73
7556 1st Lake Dr	0.35mi	4/3.0	2,088 (+0%)	8mo	$290,000	$139	72
5536 Grand Springs Rd	0.47mi	4/2.0	2,056 (-1%)	5mo	$171,000	$83	72
801 Bent Cypress Ln	0.30mi	4/2.0	1,899 (-9%)	6mo	$214,500	$113	66
5345 Fulvetta Falls Rd	0.49mi	5/3.0 (+1)	2,088 (+0%)	3mo	$290,000	$139	65
644 Cat Island Ct	0.26mi	4/2.0	1,899 (-9%)	10mo	$260,000	$137	65
784 Bent Cypress Ln	0.32mi	4/2.0	1,829 (-12%)	10mo	$285,000	$156	57
455 E Lakeshore Vlg	0.63mi	4/2.0	1,893 (-9%)	7mo	$229,900	$121	50
467 E Lakeshore Vlg	0.61mi	4/2.0	1,893 (-9%)	10mo	$229,900	$121	48
463 E Lakeshore Vlg	0.62mi	4/2.0	1,893 (-9%)	10mo	$232,900	$123	48
801 Lakeshore Village Dr	0.64mi	4/2.5	2,361 (+14%)	8mo	$395,000	$167	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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-48,791
• Equity at exit: $40,243

10-year hold

• IRR: -13.8%
• Equity multiple: 0.25×
• Total profit: $-57,027
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$325 /mo · $3,901/yr
• Insurance: −$112
• HOA: −$62
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-33

Break-even live

Break-even rent $2,424

Max offer price $264,096

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $44	+0% $-33	+5% $-109	+10% $-186
Rent	-10% $-221	-5% $-127	+0% $-33	+5% $61	+10% $155
Rate	-1.0pp $103	-0.5pp $36	base $-33	+0.5pp $-103	+1.0pp $-174

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	45d	1	0.14mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	0.23mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.33mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.45mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.45mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.45mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.55mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	23d	1	0.59mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.61mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.63mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.76mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	18d	1	0.80mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	1.12mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	1.19mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	1.19mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	3d	1	1.19mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	1.22mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	17d	1	1.37mi

HOA detail

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

Listing history 3 events

1. 2026-06-21
   days on market $269,900 Active 4 DOM
2. 2026-06-17
   remarks 447-char remark

   Show marketing remark (446 chars)

   The backyard is a must see! Oversized concrete patio with plenty of room to grill and entertain. Private back yard with water views and just nature. This beautiful appointed home has just the right amount of space and storage. The spacious living room is open concept to the dining area and kitchen. Granite countertops, stainless steel appliances and a huge island completes everyones check off box. Special Financing is Available for this home.

3. 2026-06-17
   listed $269,900 Active 1 DOM

   Show marketing remark (446 chars)

   The backyard is a must see! Oversized concrete patio with plenty of room to grill and entertain. Private back yard with water views and just nature. This beautiful appointed home has just the right amount of space and storage. The spacious living room is open concept to the dining area and kitchen. Granite countertops, stainless steel appliances and a huge island completes everyones check off box. Special Financing is Available for this home.

ⓘ 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: $3,901 · $325/mo
• Projected year-2 tax: $3,901 · $325/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,588
• − Mortgage interest: −$15,119
• − Property taxes: −$3,901
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − HOA: −$744
• − Depreciation: −$7,852
• Taxable loss: −$4,950
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $794/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

-6.6% since first listed

7 events — show timeline

• 2026-06-17 Listed $269,900 AcadianaMLS
• 2026-06-17 Listed $269,900 GSREIN
• 2024-09-19 Listed $280,000 AcadianaMLS
• 2024-06-06 Price Changed $285,000 GSREIN
• 2024-04-28 Listed $285,000 AcadianaMLS
• 2024-03-04 Price Changed $289,000 GSREIN
• 2023-10-26 Listed $289,000 AcadianaMLS

Property tax history

-3.1%/yr

Latest (2025): $3,901 · -1.1% YoY. Source: county tax records.