Eastwood. Plan · Slidell, LA 70461

$258,900

4 bd · 2.0 ba · 1,602 sqft · SingleFamily · 682 Days on market

Poor condition ↓ 2% since listing

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• DSCR +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Eastwood floorplan is a single-story option available in Lakeshore Villages, a new home community in Slidell, Louisiana. With There's 3 impressive exteriors to select. Step inside this 4 bedroom, 2 bathroom residence to find 1,602 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 discover your new residence at Lakeshore Villages.

Key facts

• Large corner pantry
• 2 garage spots
• Listed 682 days

Tags

• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• 3 CM GRANITE COUNTERTOPS
• LARGE CORNER PANTRY
• SEPARATE LAUNDRY ROOM
• PRIMARY BATHROOM DUAL VANITY

🏗️ New construction. The $258,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,283.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (10.9% below list).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 682 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,832 (12.0% 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 682 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $304,283
• List price: $258,900
• Delta: -14.91%
• 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
5441 Fornea Glen Way	0.06mi	4/2.0	1,612 (+1%)	1mo	$249,900	$155	96
5472 Fornea Glen Way	0.06mi	4/2.0	1,612 (+1%)	2mo	$256,005	$159	94
5460 Fornea Glen Way	0.06mi	4/2.0	1,612 (+1%)	4mo	$244,900	$152	93
5468 Fornea Glen Way	0.06mi	4/2.0	1,612 (+1%)	5mo	$243,900	$151	92
5481 Fornea Glen Way	0.06mi	3/2.0 (-1)	1,405 (-12%)	1mo	$224,900	$160	71
5449 Fornea Glen Way	0.06mi	3/2.5 (-1)	1,776 (+11%)	2mo	$274,900	$155	70
5429 Fornea Glen Way	0.06mi	3/2.0 (-1)	1,405 (-12%)	2mo	$236,900	$169	70
5473 Fornea Glen Way	0.06mi	3/2.0 (-1)	1,405 (-12%)	4mo	$225,990	$161	69
5947 Belfast Bend Ct	0.04mi	4/2.5	1,836 (+15%)	6mo	$292,000	$159	67
3381 Bellwick Bay Dr	0.67mi	4/2.0	1,610 (+0%)	2mo	$239,900	$149	66
3435 Tide Wind Dr	0.74mi	4/2.0	1,585 (-1%)	4mo	$235,000	$148	60
4778 Cotton Grass Dr	0.71mi	4/2.0	1,425 (-11%)	1mo	$216,900	$152	48

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: -24.4%
• Equity multiple: 0.18×
• Total profit: $-70,045
• Equity at exit: $45,370

10-year hold

• IRR: -23.8%
• Equity multiple: -0.12×
• Total profit: $-95,556
• Equity at exit: $26,309

Cash invested: $85,199 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,596
• Tax est. 1.5%: −$380 /mo · $4,564/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-280

Break-even live

Break-even rent $2,662

Max offer price $263,756

Occupancy floor —

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: $76,071
• Closing costs: $9,129
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	17d	1	0.48mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	2d	14	0.52mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	44d	1	0.52mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	2d	1	0.54mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	44d	1	0.59mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	17d	1	0.69mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	24d	1	0.71mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	2d	1	0.74mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	2d	1	0.80mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	44d	1	0.81mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	2d	1	0.87mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	44d	1	0.88mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	17d	1	0.92mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	24d	1	0.94mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	24d	1	1.04mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	44d	1	1.04mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	12d	1	1.05mi
100 Marina Dr Unit 100 Slidell, LA	3.0	3.0	1850	$1,925	$1.04	3d	1	1.26mi
870 Marina Dr Unit B Slidell, LA	3.0	2.5	1700	$2,000	$1.18	44d	1	1.41mi
870 Marina Dr Unit A Slidell, LA	3.0	2.5	1600	$1,950	$1.22	3d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $258,900 Active 682 DOM
2. 2026-06-17
   days on market $258,900 Active 681 DOM
3. 2026-06-16
   days on market $258,900 Active 680 DOM
4. 2026-06-15
   days on market $258,900 Active 679 DOM
5. 2026-06-13
   days on market $258,900 Active 677 DOM
6. 2026-06-10
   days on market $258,900 Active 674 DOM
7. 2026-06-09
   days on market $258,900 Active 673 DOM
8. 2026-06-08
   days on market $258,900 Active 672 DOM
9. 2026-06-07
   days on market $258,900 Active 671 DOM
10. 2026-06-03
    days on market $258,900 Active 667 DOM
11. 2026-06-02
    days on market $258,900 Active 666 DOM
12. 2026-06-01
    days on market $258,900 Active 665 DOM
13. 2026-05-31
    days on market $258,900 Active 664 DOM
14. 2025-09-13
    price $258,900 1373-char remark

    Show marketing remark (1373 chars)

    The Eastwood floorplan is a single-story option available in Lakeshore Villages, a new home community in Slidell, Louisiana. With There's 3 impressive exteriors to select. Step inside this 4 bedroom, 2 bathroom residence to find 1,602 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 discover your new residence at Lakeshore Villages.

15. 2025-07-10
    price $259,900 1373-char remark

    Show marketing remark (1373 chars)

    The Eastwood floorplan is a single-story option available in Lakeshore Villages, a new home community in Slidell, Louisiana. With There's 3 impressive exteriors to select. Step inside this 4 bedroom, 2 bathroom residence to find 1,602 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 discover your new residence at Lakeshore Villages.

16. 2024-08-05
    listed $264,900 Active 1373-char remark

    Show marketing remark (1373 chars)

    The Eastwood floorplan is a single-story option available in Lakeshore Villages, a new home community in Slidell, Louisiana. With There's 3 impressive exteriors to select. Step inside this 4 bedroom, 2 bathroom residence to find 1,602 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 discover your new residence at Lakeshore Villages.

ⓘ 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: $27,687
• − Mortgage interest: −$17,045
• − Property taxes: −$4,564
• − Insurance: −$1,521
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$8,852
• Taxable loss: −$8,725
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-1,267/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investments in the roof, exterior, interior, HVAC system, and landscaping are necessary to improve its value and make it move-in ready.

Repairs flagged

• Major roof — No photos of the roof.
• Major exterior siding — No photos of the exterior siding.
• Major interior walls/paint — No photos of the interior walls/paint.
• Major flooring — No photos of the flooring.
• Major kitchen cabinets — No photos of the kitchen cabinets.
• Major bathroom fixtures — No photos of the bathroom fixtures.
• Major HVAC system — No photos of the HVAC system.
• Major landscaping — No photos of the landscaping/curb appeal.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior painting — Fresh paint would enhance curb appeal and home value.
• Resale kitchen and bathroom updates — Modernizing the kitchen and bathrooms would attract more buyers.
• Resale HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency.
• Resale landscaping and curb appeal — A well-maintained yard and landscaping would increase curb appeal and home value.
• Resale interior painting and updates — Fresh paint and updates would make the interior more inviting and attractive to potential buyers.
• Resale foundation and structural repairs — Any necessary repairs to the foundation and structure would ensure the home's safety and stability.
• Rental landscaping and curb appeal — A well-maintained yard and landscaping would attract tenants and increase rental value.
• Rental HVAC system upgrade — A new HVAC system would improve tenant comfort and reduce maintenance costs.
• Rental kitchen and bathroom updates — Modernizing the kitchen and bathrooms would attract more tenants and increase rental value.
• Rental interior painting and updates — Fresh paint and updates would make the interior more inviting and attractive to potential tenants.
• Rental roof replacement — A new roof would significantly improve the home's appearance and rental value.
• Rental exterior painting — Fresh paint would enhance curb appeal and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of the roof.	Major	$15,000–50,000
exterior siding · No photos of the exterior siding.	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint.	Major	$15,000–50,000
flooring · No photos of the flooring.	Major	$15,000–50,000
kitchen cabinets · No photos of the kitchen cabinets.	Major	$15,000–50,000
bathroom fixtures · No photos of the bathroom fixtures.	Major	$15,000–50,000
HVAC system · No photos of the HVAC system.	Major	$15,000–50,000
landscaping · No photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior painting — Fresh paint would enhance curb appeal and home value. ↑
• Resale kitchen and bathroom updates — Modernizing the kitchen and bathrooms would attract more buyers. ↑
• Resale HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency. ↑
• Resale landscaping and curb appeal — A well-maintained yard and landscaping would increase curb appeal and home value. ↑
• Resale interior painting and updates — Fresh paint and updates would make the interior more inviting and attractive to potential buyers. ↑
• Resale foundation and structural repairs — Any necessary repairs to the foundation and structure would ensure the home's safety and stability. ↑
• Rental landscaping and curb appeal — A well-maintained yard and landscaping would attract tenants and increase rental value. ↑
• Rental HVAC system upgrade — A new HVAC system would improve tenant comfort and reduce maintenance costs. ↑
• Rental kitchen and bathroom updates — Modernizing the kitchen and bathrooms would attract more tenants and increase rental value. ↑
• Rental interior painting and updates — Fresh paint and updates would make the interior more inviting and attractive to potential tenants. ↑
• Rental roof replacement — A new roof would significantly improve the home's appearance and rental value. ↑
• Rental exterior painting — Fresh paint would enhance curb appeal and rental value. ↑

ⓘ 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

-2.3% since first listed

3 events — show timeline

• 2025-09-13 Price Changed $258,900 Zillow
• 2025-07-10 Price Changed $259,900 Zillow
• 2024-08-05 Listed $264,900 Zillow