56 Oak Tree Dr · Eden Isle, LA 70458

$329,000

3 bd · 2.5 ba · 2,700 sqft · SingleFamily public records · 366 Days on market

Built 1997 $122/sqft · 35% below area Est $531k · 38% under · waterfront $54/mo HOA · 2% of rent ↓ 11% since listing

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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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED.!! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

Key facts

• Master suite
• Work storage area
• Walk-in closet

Tags

• GATED GOLF COURSE COMMUNITY
• MASTER SUITE
• WALK-IN CLOSET
• BUILT-IN IRONING SPACE
• WALK-IN ATTIC
• WORK STORAGE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (18.4% below list).
• Recommended offer: $269k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.8% in Eden Isle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#207 in LA) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, employment B; Watch: amenities F, commute F, health & safety 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 (+1.5%/yr); 489 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($73k/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 $10k 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 366 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $268,553 (18.4% 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 366 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $530,765
• List price: $329,000
• Delta: -38.01%
• 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
8 La Quinta Dr	0.14mi	4/3.0 (+1)	2,700 (0%)	7mo	$363,000	$134	81
9 La Quinta Dr	0.10mi	4/2.5 (+1)	2,769 (+3%)	7mo	$370,000	$134	80
410 Windward Passage St	0.60mi	3/2.5	2,850 (+6%)	1mo	$380,000	$133	62
73 Inlet Dr	0.37mi	4/2.5 (+1)	2,928 (+8%)	2mo	$474,000	$162	62
517 Snead Ct	0.60mi	4/3.0 (+1)	2,658 (-2%)	2mo	$435,000	$164	61
119 Ondine Ln	0.58mi	4/3.0 (+1)	2,616 (-3%)	2mo	$349,000	$133	59
302 Charles Ct	0.68mi	3/2.5	2,812 (+4%)	2mo	$340,000	$121	59
109 Inlet Dr	0.30mi	3/3.5	3,010 (+12%)	6mo	$541,000	$180	58
109 Chimaera Ln	0.48mi	4/3.0 (+1)	2,917 (+8%)	2mo	$445,000	$153	56
103 Gretel Cv	0.71mi	4/2.5 (+1)	2,866 (+6%)	2mo	$355,000	$124	50
106 Grand Champions Ln	0.53mi	3/2.0	2,377 (-12%)	4mo	$475,000	$200	50
1042 Mariners Cove Blvd	0.75mi	3/2.5	2,371 (-12%)	6mo	$438,000	$185	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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.16×
• Total profit: $-77,310
• Equity at exit: $49,055

10-year hold

• IRR: -26.6%
• Equity multiple: -0.18×
• Total profit: $-108,791
• Equity at exit: $28,446

Cash invested: $92,120 (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 70458

• Rents YoY: 1.5%
• Active inventory: 489
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$54
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-315

Break-even live

Break-even rent $3,084

Max offer price $273,344

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-222	+0% $-315	+5% $-408	+10% $-501
Rent	-10% $-527	-5% $-421	+0% $-315	+5% $-209	+10% $-103
Rate	-1.0pp $-149	-0.5pp $-231	base $-315	+0.5pp $-400	+1.0pp $-487

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	3d	1	0.10mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	3d	1	0.26mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	5d	1	0.30mi
119 Ondine Ln Slidell, LA	4.0	2.0	2616	$3,000	$1.15	45d	1	0.56mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	17d	1	0.74mi
101 Moonraker Dr Slidell, LA	3.0	2.0	1811	$2,300	$1.27	25d	1	0.99mi
4069 Marina Villa N Slidell, LA	4.0	4.0	2930	$5,000	$1.71	12d	1	1.01mi
1044 Marina Villa S Slidell, LA	4.0	3.5	3300	$3,500	$1.06	45d	1	1.18mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	18d	1	1.18mi
1505 Cuttysark Cv Slidell, LA	4.0	2.5	2588	$2,950	$1.14	45d	1	1.34mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	1.34mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	1.44mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: security

Listing history 26 events

1. 2026-06-21
   days on market $329,000 Active 366 DOM
2. 2026-06-18
   days on market $329,000 Active 363 DOM
3. 2026-06-17
   days on market $329,000 Active 362 DOM
4. 2026-06-16
   days on market $329,000 Active 361 DOM
5. 2026-06-15
   days on market $329,000 Active 360 DOM
6. 2026-06-13
   days on market $329,000 Active 358 DOM
7. 2026-06-10
   days on market $329,000 Active 355 DOM
8. 2026-06-09
   days on market $329,000 Active 354 DOM
9. 2026-06-08
   days on market $329,000 Active 353 DOM
10. 2026-06-07
    days on market $329,000 Active 352 DOM
11. 2026-06-03
    days on market $329,000 Active 348 DOM
12. 2026-06-02
    days on market $329,000 Active 347 DOM
13. 2026-06-01
    days on market $329,000 Active 346 DOM
14. 2026-05-31
    days on market $329,000 Active 345 DOM
15. 2026-05-19
    price $329,000 1039-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

16. 2026-05-19
    price $329,000 1042-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

17. 2025-12-10
    price $335,000 1039-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

18. 2025-12-10
    price $335,000 1042-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

19. 2025-11-29
    price $339,000 1039-char remark

    Show marketing remark (1039 chars)

    REDUCED.!! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

20. 2025-11-05
    price $339,000 1042-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

21. 2025-10-09
    price $349,000 1039-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

22. 2025-10-09
    price $349,000 1042-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

23. 2025-08-21
    price $359,000 1039-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

24. 2025-08-21
    price $359,000 1042-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

25. 2025-06-20
    listed $369,000 Active 1039-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

26. 2025-06-20
    listed $369,000 Active 1042-char remark

    Show marketing remark (1042 chars)

    REDUCED. !! This s 3-bedroom, 2.5-bath residence is located in one of Slidell's gated golf course communities, blending luxury and comfort. The spacious layout features a master suite with a spacious walk-in closet, built-in ironing space, and two separate closet walkways. Additional storage includes a walk-in attic, large attic above the garage, 7x25 ft work storage area with cabinets and countertops in upper garage area, garage floor area includes 2 vehicle spots with extra room to fit golf cart/atv vehicles. Entertain effortlessly with wet bars in the dining and living rooms, leading to a quant courtyard perfect for all types of gatherings. Enjoy lake views from the breakfast nook, living room, and master bedroom. The utility room includes a butler's deck, washer/dryer hookups, and space for shelving or extra refrigerator/freezer, adding convenience to your daily routine. With easy access to Oak Harbour Golf Course, this home offers style and tranquility in a sought-after community. Contact us today to schedule a viewing!

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$685/yr (+$57/mo · 60.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $32,226
• − Mortgage interest: −$18,429
• − Property taxes: −$1,124
• − Insurance: −$6,764
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − HOA: −$648
• − Depreciation: −$9,571
• Taxable loss: −$9,466
• Est. tax savings @ 24.0%: +$2,272
• After-tax cash flow: $-1,509/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 — Eden Isle

• Score: 62/100
• State rank: #207
• US rank: #16121

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment B Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden Isle, LA
• County: Saint Tammany Parish · 228,296 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,034
• Household income: $72,843
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1331.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 10% Hispanic / Latino 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 15% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -173.60%
• Current HPI: 147.4749
• Rent YoY: ▲ 1.47%
• 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

-10.8% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $329,000 AcadianaMLS
• 2026-05-19 Price Changed $329,000 GSREIN
• 2025-12-10 Price Changed $335,000 AcadianaMLS
• 2025-12-10 Price Changed $335,000 GSREIN
• 2025-11-29 Price Changed $339,000 AcadianaMLS
• 2025-11-05 Price Changed $339,000 GSREIN
• 2025-10-09 Price Changed $349,000 AcadianaMLS
• 2025-10-09 Price Changed $349,000 GSREIN
• 2025-08-21 Price Changed $359,000 AcadianaMLS
• 2025-08-21 Price Changed $359,000 GSREIN
• 2025-06-20 Listed $369,000 GSREIN
• 2025-06-20 Listed $369,000 AcadianaMLS

Property tax history

-6.4%/yr

Latest (2025): $1,124 · -3.8% YoY. Source: county tax records.