40665 Cara Mae Dr · Slidell, LA 70461

$274,900

4 bd · 2.0 ba · 1,555 sqft · SingleFamily

Built 2026 Good condition 6,316 sqft lot Est $264k · at est. $42/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).

• Cash flow +11.0/30.0
• ARV discount +5.7/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Eastwood floorplan, a single-story home available in Bonterra, a new home community in Slidell, Louisiana. There's 3 impressive exteriors to choose. Step inside 4-bedroom, 2-bathroom residence to find 1,555 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 schedule a tour of the Eastwood today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• 6,316 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (16.0% below list).
• Recommended offer: $231k (16.0% 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: Alton Elementary School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 215 students, 88% 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).
• Market conditions: Rents rising (+1.7%/yr); 594 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 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 $8k of value loss. Plan a longer hold.
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $231,046 (16.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $264,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40665 Cara Mae Dr	0.00mi	4/2.0	1,555 (0%)	1mo	$27,490	$18	99
40669 Cara Mae St	0.01mi	3/2.0 (-1)	1,549 (-0%)	1mo	$263,900	$170	93
40698 Cara Mae Dr	0.16mi	4/2.0	1,555 (0%)	0mo	$282,900	$182	92
40674 Cara Mae Dr	0.16mi	4/2.0	1,555 (0%)	2mo	$277,900	$179	91
40535 Cara Mae St	0.01mi	4/2.0	1,610 (+4%)	3mo	$233,550	$145	91
40644 Cara Mae Dr	0.16mi	4/2.0	1,555 (0%)	3mo	$269,900	$174	90
40451 Cara Mae St	0.00mi	4/2.0	1,610 (+4%)	5mo	$246,900	$153	90
40620 Cara Mae Dr	0.16mi	4/2.0	1,555 (0%)	5mo	$282,900	$182	88
40547 Cara Mae St	0.00mi	3/2.0 (-1)	1,392 (-10%)	0mo	$244,900	$176	77
313 Lake Erie Dr	0.55mi	3/2.0 (-1)	1,500 (-4%)	3mo	$219,000	$146	60
808 N Pearl Dr	0.45mi	3/2.0 (-1)	1,729 (+11%)	4mo	$231,000	$134	52
604 Lake Superior Dr	0.65mi	3/2.0 (-1)	1,776 (+14%)	2mo	$130,000	$73	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-54,844
• Equity at exit: $40,988

10-year hold

• IRR: -17.2%
• Equity multiple: 0.11×
• Total profit: $-68,816
• Equity at exit: $23,768

Cash invested: $76,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70461

• Home prices YoY: -33.0%
• Rents YoY: 1.7%
• Active inventory: 594
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$42
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-117

Break-even live

Break-even rent $2,458

Max offer price $258,041

Occupancy floor —

Sensitivity live

Price	-10% $73	-5% $-22	+0% $-117	+5% $-211	+10% $-306
Rent	-10% $-299	-5% $-208	+0% $-117	+5% $-25	+10% $66
Rate	-1.0pp $22	-0.5pp $-47	base $-117	+0.5pp $-188	+1.0pp $-260

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 N Lake Verret Ct Slidell, LA	3.0	2.0	1862	$2,500	$1.34	24d	1	0.13mi
814 Lake Borgne Ct Slidell, LA	3.0	2.0	1560	$1,900	$1.22	22d	1	0.34mi
4145 Saint Peter St Slidell, LA	3.0	2.0	1422	$2,000	$1.41	45d	1	0.79mi
221 Lake Tahoe Dr Slidell, LA	3.0	2.0	1671	$1,850	$1.11	45d	1	0.82mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,150	$1.60	4d	1	1.07mi
40065 Cane St Slidell, LA	3.0	2.0	1345	$2,200	$1.64	45d	1	1.07mi
507 Cross Gates Blvd Slidell, LA	3.0	2.0	2045	$2,150	$1.05	24d	1	1.09mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	13d	1	1.13mi
59518 Autumn Dr Slidell, LA	3.0	2.0	1374	$2,200	$1.60	4d	1	1.13mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,000	$1.33	13d	1	1.43mi
361 Autumn Lakes Rd Slidell, LA	4.0	2.5	2250	$3,500	$1.56	45d	1	1.43mi
433 Grafton Dr Slidell, LA	3.0	2.0	1625	$1,900	$1.17	45d	1	1.45mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: waterpool

Listing history 3 events

1. 2026-01-20
   listed $274,900

   Show marketing remark (1444 chars)

   Welcome to the Eastwood floorplan, a single-story home available in Bonterra, a new home community in Slidell, Louisiana. There's 3 impressive exteriors to choose. Step inside 4-bedroom, 2-bathroom residence to find 1,555 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 schedule a tour of the Eastwood today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

2. 2026-01-20
   historical

   Show marketing remark (1444 chars)

   Welcome to the Eastwood floorplan, a single-story home available in Bonterra, a new home community in Slidell, Louisiana. There's 3 impressive exteriors to choose. Step inside 4-bedroom, 2-bathroom residence to find 1,555 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 schedule a tour of the Eastwood today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

3. 2026-01-20
   listed $274,900 1444-char remark

   Show marketing remark (1444 chars)

   Welcome to the Eastwood floorplan, a single-story home available in Bonterra, a new home community in Slidell, Louisiana. There's 3 impressive exteriors to choose. Step inside 4-bedroom, 2-bathroom residence to find 1,555 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 schedule a tour of the Eastwood today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

ⓘ 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: $27,726
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − HOA: −$504
• − Depreciation: −$7,997
• Taxable loss: −$6,108
• Est. tax savings @ 24.0%: +$1,466
• After-tax cash flow: $68/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 · 7 photos

Good 80/100 None rehab

This single-story home in Slidell, Louisiana, is in excellent condition with a good condition score of 80. It features a well-equipped kitchen, two bathrooms, and a spacious living area. The home is move-in ready with minimal repairs needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace carpet with hardwood flooring — Improves both resale and rental value
• Both Install smart home automation — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Install smart home automation — Enhances convenience and energy efficiency ↑

ⓘ 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

+0.0% since first listed

3 events — show timeline

• 2026-01-20 Listed $274,900 AcadianaMLS
• 2026-01-20 Listing Removed — GSREIN
• 2026-01-20 Listed $274,900 GSREIN