Hickory Plan · Slidell, LA 70461

$249,900

4 bd · 2.0 ba · 1,506 sqft · SingleFamily · 429 Days on market

Excellent condition ↓ 2% 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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find your space in our Hickory floorplan, a new home in Bonterra, a new home community in Slidell, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite.

Key facts

• Hickory floorplan
• Large corner pantry
• Garage

Tags

• HICKORY FLOORPLAN
• OPEN CONCEPT LIVING SPACE
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES
• LARGE CORNER PANTRY

🏗️ New construction. The $249,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,310.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/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 $220k (12.1% below list).
• Recommended offer: $220k (12.1% 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: Cypress Cove Elementary School (657 students, 53% FRL); Little Oak Middle School (math 50% / reading 58%, grade B-, #19 of 218 statewide, top 9%, 929 students, 41% FRL); Northshore High School (math 53% / reading 61%, grade C, #25 of 265 statewide, top 9%, 1,681 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 922 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

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 429 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,691 (12.1% 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 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $269,310
• List price: $249,900
• Delta: -7.21%
• 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
40745 Cara Mae Dr	0.00mi	4/2.0	1,555 (+3%)	1mo	$276,900	$178	93
40709 Cara Mae Dr	0.00mi	4/2.0	1,555 (+3%)	2mo	$276,900	$178	92
40665 Cara Mae Dr	0.01mi	4/2.0	1,555 (+3%)	5mo	$274,900	$177	90
40669 Cara Mae St	0.00mi	3/2.0 (-1)	1,549 (+3%)	5mo	$263,900	$170	86
40701 Cara Mae St	0.00mi	3/2.0 (-1)	1,588 (+5%)	2mo	$269,900	$170	84
40698 Cara Mae Dr	0.15mi	4/2.0	1,555 (+3%)	5mo	$282,900	$182	83
40674 Cara Mae Dr	0.15mi	4/2.0	1,555 (+3%)	6mo	$277,900	$179	82
40547 Cara Mae St	0.01mi	3/2.0 (-1)	1,392 (-8%)	5mo	$244,900	$176	78
40539 Cara Mae St	0.00mi	3/2.0 (-1)	1,343 (-11%)	3mo	$243,005	$181	75
40543 Cara Mae St	0.12mi	3/2.0 (-1)	1,343 (-11%)	4mo	$239,900	$179	68
4129 Upperline St	0.63mi	3/1.0 (-1)	1,512 (+0%)	3mo	$144,000	$95	59
4118 Upperline St	0.64mi	3/2.0 (-1)	1,382 (-8%)	1mo	$244,000	$177	51

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-54,399
• Equity at exit: $40,155

10-year hold

• IRR: -17.6%
• Equity multiple: 0.09×
• Total profit: $-68,707
• Equity at exit: $23,285

Cash invested: $75,407 (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: 33 active · 22 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $258,900 ($164/sqft)
• Median days on market: 41 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +9.0% vs 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: 922
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$1,412
• Tax est. 1.5%: −$337 /mo · $4,040/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-126

Break-even live

Break-even rent $2,356

Max offer price $251,138

Occupancy floor —

Sensitivity live

Price	-10% $61	-5% $-33	+0% $-126	+5% $-219	+10% $-312
Rent	-10% $-299	-5% $-212	+0% $-126	+5% $-39	+10% $48
Rate	-1.0pp $10	-0.5pp $-57	base $-126	+0.5pp $-195	+1.0pp $-266

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: $67,327
• Closing costs: $8,079
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40665 Cara Mae St Slidell, LA	4.0	2.0	1658	$2,100	$1.27	126d	1	0.02mi
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	164d	1	0.13mi
40365 Cara Mae St Slidell, LA	3.0	2.0	1343	$1,995	$1.49	112d	1	0.17mi
811 Lake Arthur Ct Slidell, LA	4.0	2.0	2059	$2,300	$1.12	14d	1	0.28mi
811 Lake Arthur Ct Slidell, LA	4.0	2.0	2059	$2,300	$1.12	10d	1	0.28mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	162d	1	0.34mi
4125 Upperline St Slidell, LA	3.0	2.0	1256	$1,800	$1.43	10d	1	0.61mi
4125 Upperline St Slidell, LA	3.0	2.0	1256	$1,800	$1.43	14d	1	0.61mi
117 Lake D Este Dr Slidell, LA	4.0	2.0	1800	$2,000	$1.11	14d	1	0.76mi
117 Lake D Este Dr Slidell, LA	4.0	2.0	1800	$2,000	$1.11	10d	1	0.76mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	184d	1	0.79mi
518 Bradford Dr Slidell, LA	3.0	2.5	1900	$1,900	$1.00	36d	1	0.80mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	184d	1	0.82mi
210 Camden St Slidell, LA	4.0	2.0	2200	$2,250	$1.02	103d	1	1.00mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,000	$1.49	107d	1	1.06mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,000	$1.49	10d	1	1.06mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	184d	1	1.07mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	164d	1	1.09mi
138 Stratford Dr Slidell, LA	4.0	2.0	2046	$2,400	$1.17	45d	1	1.09mi
118 Everest Dr Slidell, LA	3.0	2.0	1725	$1,975	$1.14	14d	1	1.09mi
118 Everest Dr Slidell, LA	3.0	2.0	1725	$1,975	$1.14	10d	1	1.09mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	152d	1	1.13mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,000	$1.46	112d	1	1.13mi
59445 Spring Dr Slidell, LA	3.0	2.0	1355	$2,100	$1.55	11d	1	1.26mi
59445 Spring Dr Slidell, LA	3.0	2.0	1355	$2,100	$1.55	10d	1	1.26mi
137 Cornerstone Dr Slidell, LA	3.0	2.0	1570	$1,800	$1.15	14d	1	1.34mi
137 Cornerstone Dr Slidell, LA	3.0	2.0	1570	$1,800	$1.15	10d	1	1.34mi
290 W Essex Dr Slidell, LA	4.0	2.0	2030	$2,575	$1.27	14d	1	1.37mi
290 W Essex Dr Slidell, LA	4.0	2.0	2030	$2,575	$1.27	0d	1	1.37mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	15d	1	1.43mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	152d	1	1.43mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	0d	1	1.43mi
113 W Pinewood Dr Slidell, LA	4.0	2.0	1966	$2,200	$1.12	50d	1	1.44mi
103 Wildwood Dr Slidell, LA	3.0	2.5	1500	$1,495	$1.00	15d	1	1.45mi
103 Wildwood Dr Slidell, LA	3.0	2.5	1500	$1,495	$1.00	1d	1	1.45mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	184d	1	1.45mi

Listing history 50 events

1. 2026-11-08
   days on market $249,900 Active 429 DOM
2. 2026-11-07
   days on market $249,900 Active 428 DOM
3. 2026-11-06
   days on market $249,900 Active 427 DOM
4. 2026-11-05
   days on market $249,900 Active 426 DOM
5. 2026-11-04
   days on market $249,900 Active 425 DOM
6. 2026-11-02
   days on market $249,900 Active 423 DOM
7. 2026-11-01
   days on market $249,900 Active 422 DOM
8. 2026-10-31
   days on market $249,900 Active 421 DOM
9. 2026-10-30
   days on market $249,900 Active 420 DOM
10. 2026-10-29
    days on market $249,900 Active 419 DOM
11. 2026-10-28
    days on market $249,900 Active 418 DOM
12. 2026-10-27
    days on market $249,900 Active 417 DOM
13. 2026-10-26
    days on market $249,900 Active 416 DOM
14. 2026-10-25
    days on market $249,900 Active 415 DOM
15. 2026-10-24
    days on market $249,900 Active 414 DOM
16. 2026-10-23
    days on market $249,900 Active 413 DOM
17. 2026-10-22
    days on market $249,900 Active 412 DOM
18. 2026-10-21
    days on market $249,900 Active 411 DOM
19. 2026-10-20
    days on market $249,900 Active 410 DOM
20. 2026-10-19
    days on market $249,900 Active 409 DOM
21. 2026-10-18
    days on market $249,900 Active 408 DOM
22. 2026-10-17
    days on market $249,900 Active 407 DOM
23. 2026-10-16
    days on market $249,900 Active 406 DOM
24. 2026-10-15
    days on market $249,900 Active 405 DOM
25. 2026-10-14
    days on market $249,900 Active 404 DOM
26. 2026-10-13
    days on market $249,900 Active 403 DOM
27. 2026-10-12
    days on market $249,900 Active 402 DOM
28. 2026-10-11
    days on market $249,900 Active 401 DOM
29. 2026-10-10
    days on market $249,900 Active 400 DOM
30. 2026-10-09
    days on market $249,900 Active 399 DOM
31. 2026-10-08
    days on market $249,900 Active 398 DOM
32. 2026-10-07
    days on market $249,900 Active 397 DOM
33. 2026-10-07
    days on market $249,900 Active 396 DOM
34. 2026-10-05
    days on market $249,900 Active 395 DOM
35. 2026-10-04
    days on market $249,900 Active 394 DOM
36. 2026-10-04
    days on market $249,900 Active 393 DOM
37. 2026-10-02
    days on market $249,900 Active 392 DOM
38. 2026-10-01
    days on market $249,900 Active 391 DOM
39. 2026-09-30
    days on market $249,900 Active 390 DOM
40. 2026-09-29
    days on market $249,900 Active 389 DOM
41. 2026-09-28
    days on market $249,900 Active 388 DOM
42. 2026-09-27
    days on market $249,900 Active 387 DOM
43. 2026-09-25
    days on market $249,900 Active 385 DOM
44. 2026-09-24
    days on market $249,900 Active 384 DOM
45. 2026-09-23
    days on market $249,900 Active 383 DOM
46. 2026-09-22
    days on market $249,900 Active 382 DOM
47. 2026-09-21
    days on market $249,900 Active 381 DOM
48. 2026-09-20
    days on market $249,900 Active 380 DOM
49. 2026-09-19
    days on market $249,900 Active 379 DOM
50. 2026-09-18
    days on market $249,900 Active 378 DOM

ⓘ 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: $26,363
• − Mortgage interest: −$15,086
• − Property taxes: −$4,040
• − Insurance: −$1,347
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$7,834
• Taxable loss: −$6,161
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $-28/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It's move-in ready and has the potential for further value increases through landscaping and interior updates.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can make a home more appealing ↑
• Both Add smart home features — Improves convenience and marketability ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Honey Island Elementary School B- LA #71/646 Nat'l #8,158/41,679 Middle Boyet Junior High School C LA #28/218 Nat'l #3,585/14,009 High Northshore High School C LA #25/265 Nat'l #4,077/17,239

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%
• 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

-2.3% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $249,900 Zillow
• 2025-09-13 Price Changed $247,900 Zillow
• 2025-09-05 Listed $255,900 Zillow