4356 Marais River Dr · Slidell, LA 70461

$265,000

4 bd · 2.0 ba · 1,867 sqft · SingleFamily public records · 117 Days on market

Built 2021 Excellent condition $142/sqft · 15% below area Est $313k · 15% under $50/mo HOA · 2% 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).

• ARV discount +14.4/15.0
• Cash flow +11.7/30.0
• Condition / age +4.8/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island--great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

Key facts

• Open floor plan
• Large center island
• Gas stove

Tags

• WATERFRONT PROPERTY
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• LARGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-79 ($-952/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (11.7% below list).
• Recommended offer: $234k (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); 690 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 117 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask is 11422% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $233,906 (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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (median comp): $313,203
• List price: $265,000
• Delta: -15.39%
• 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
801 Bent Cypress Ln	0.19mi	4/2.0	1,899 (+2%)	8mo	$214,500	$113	82
772 Bent Cypress Ln	0.24mi	4/2.0	1,983 (+6%)	5mo	$226,500	$114	74
455 E Lakeshore Vlg	0.52mi	4/2.0	1,893 (+1%)	8mo	$229,900	$121	66
5152 Clarkston Grove Dr	0.46mi	4/2.0	1,700 (-9%)	1mo	$170,000	$100	63
5536 Grand Springs Rd	0.39mi	4/2.0	2,056 (+10%)	6mo	$171,000	$83	60
385 E Lakeshore Vlg	0.69mi	4/2.0	1,893 (+1%)	8mo	$229,000	$121	59
7556 1st Lake Dr	0.30mi	4/3.0	2,088 (+12%)	10mo	$290,000	$139	54
5117 Clarkston Grove Dr	0.49mi	4/3.0	2,088 (+12%)	0mo	$235,000	$113	53
3381 Bellwick Bay Dr	0.47mi	4/2.0	1,610 (-14%)	3mo	$239,900	$149	52
949 Channel Bend Ct	0.43mi	3/2.5 (-1)	1,644 (-12%)	4mo	$262,181	$159	50
5345 Fulvetta Falls Rd	0.43mi	5/3.0 (+1)	2,088 (+12%)	5mo	$290,000	$139	47
5149 Clarkston Grove Dr	0.48mi	3/2.0 (-1)	1,613 (-14%)	7mo	$214,000	$133	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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-50,872
• Equity at exit: $39,512

10-year hold

• IRR: -15.9%
• Equity multiple: 0.16×
• Total profit: $-62,315
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 23 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $269,450 ($151/sqft)
• Median days on market: 116 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +11.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 690
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$377 /mo · $4,525/yr
• Insurance: −$110
• HOA: −$50
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-79

Break-even live

Break-even rent $2,439

Max offer price $250,993

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $-4	+0% $-79	+5% $-154	+10% $-229
Rent	-10% $-264	-5% $-172	+0% $-79	+5% $13	+10% $105
Rate	-1.0pp $54	-0.5pp $-12	base $-79	+0.5pp $-148	+1.0pp $-218

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	93d	1	0.16mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	93d	1	0.16mi
7472 1st Lake Dr Slidell, LA	3.0	2.0	1298	$2,000	$1.54	21d	1	0.24mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	66d	1	0.28mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	34d	1	0.28mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	93d	1	0.31mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	73d	1	0.31mi
541 New Basin Rd Slidell, LA	3.0	2.0	1447	$2,250	$1.55	41d	1	0.31mi
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	93d	1	0.38mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2360	$2,500	$1.06	34d	1	0.44mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	73d	1	0.46mi
5180 Clarkston Grove Dr Slidell, LA	4.0	2.0	2079	$2,250	$1.08	41d	1	0.46mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	66d	1	0.48mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	66d	1	0.49mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	46d	1	0.61mi
3890 Hummell Crest Rd Slidell, LA	4.0	2.0	2340	$2,450	$1.05	34d	1	0.68mi
220 E Lake Dr Slidell, LA	5.0	2.5	2350	$2,700	$1.15	34d	1	0.73mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,539	$1.38	11d	1	0.75mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	66d	1	0.75mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	73d	1	0.99mi
5548 Delta Horizon Dr Slidell, LA	4.0	3.0	2087	$2,590	$1.24	17d	1	1.00mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,200	$1.34	17d	1	1.06mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,610	$1.65	11d	13	1.08mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	93d	1	1.08mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	16d	1	1.11mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,550	$1.37	11d	1	1.47mi

HOA detail $50/mo · $600/yr

• Likely covers: watergaslandscapingpoolgym

Listing history 19 events

1. 2026-04-29
   historical $2,250
2. 2026-04-20
   price $265,000 705-char remark

   Show marketing remark (711 chars)

   Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island—great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

3. 2026-04-20
   price $265,000 711-char remark

   Show marketing remark (711 chars)

   Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island—great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

4. 2026-03-12
   listed $2,300
5. 2026-03-10
   price $272,000 705-char remark

   Show marketing remark (711 chars)

   Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island—great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

6. 2026-03-10
   price $272,000 711-char remark

   Show marketing remark (711 chars)

   Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island—great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

7. 2026-01-30
   listed $279,900 Active 705-char remark

   Show marketing remark (711 chars)

   Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island—great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

8. 2026-01-30
   listed $279,900 Active 711-char remark

   Show marketing remark (711 chars)

   Beautiful Premium waterfront property with 4-bedrooms, 2-bath home featuring an open floor plan filled with natural light. The kitchen offers granite countertops, stainless steel appliances, a gas stove, and a large center island—great for cooking and entertaining. The split floor plan provides added privacy, with a spacious primary suite that includes a large walk-in closet, oversized soaking tub, and separate shower. This home is located in a vibrant community with amenities including a dog park, resort-style pool with slides, fitness center, clubhouse, playgrounds, and walking trails. Convenient access to I-10, I-12, and I-59 makes commuting easy. VA and USDA 100% financing options available.

9. 2025-02-10
   historical $2,350
10. 2025-02-01
    listed $2,350
11. 2024-08-26
    historical $2,350
12. 2024-07-25
    price $2,350
13. 2024-07-03
    listed $2,400
14. 2023-06-30
    historical
15. 2023-06-13
    listed $299,500
16. 2022-05-19
    listed $319,500
17. 2021-05-24
    soldstatus $281,900
18. 2021-04-11
    listed $281,900
19. 2021-04-11
    listed $281,900

ⓘ 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: $4,525 · $377/mo
• Projected year-2 tax: $4,525 · $377/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,069
• − Mortgage interest: −$14,844
• − Property taxes: −$4,525
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$600
• − Depreciation: −$7,709
• Taxable loss: −$5,425
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $350/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a premium waterfront location with community amenities, making it an ideal investment property.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves the home's livability and appeal ↑
• Both smart home integration — increases convenience and marketability ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Abney Elementary Early Childhood Center Middle St. Tammany Junior High School F LA #114/218 Nat'l #8,861/14,009 High Salmen High School F LA #179/265 Nat'l #13,947/17,239

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

B Composite livability gradescore 70/100

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 · 286,725 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: 25% of renters

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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%

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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%

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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

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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

-99.2% since first listed

19 events — show timeline

• 2026-04-29 Rental Removed $2,250 RAAMLS
• 2026-04-20 Price Changed $265,000 AcadianaMLS
• 2026-04-20 Price Changed $265,000 GSREIN
• 2026-03-12 Listed for Rent $2,300 RAAMLS
• 2026-03-10 Price Changed $272,000 AcadianaMLS
• 2026-03-10 Price Changed $272,000 GSREIN
• 2026-01-30 Listed $279,900 GSREIN
• 2026-01-30 Listed $279,900 AcadianaMLS
• 2025-02-10 Rental Removed $2,350 GSREIN
• 2025-02-01 Listed for Rent $2,350 GSREIN
• 2024-08-26 Rental Removed $2,350 GSREIN
• 2024-07-25 Price Changed $2,350 GSREIN
• 2024-07-03 Listed for Rent $2,400 GSREIN
• 2023-06-30 Rental Removed — GSREIN
• 2023-06-13 Listed $299,500 AcadianaMLS
• 2022-05-19 Listed $319,500 AcadianaMLS
• 2021-05-24 Sold (MLS) $281,900 GSREIN
• 2021-04-11 Listed $281,900 GSREIN
• 2021-04-11 Listed $281,900 AcadianaMLS

Property tax history

+35.5%/yr

Latest (2025): $4,525 · -2.4% YoY. Source: county tax records.