5312 Fulvetta Falls Rd · Slidell, LA 70461

$303,000

4 bd · 3.0 ba · 2,079 sqft · SingleFamily public records · 410 Days on market

Built 2022 5,810 sqft lot $146/sqft · 8% below area Est $330k · 8% under

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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 +11.2/15.0
• Cash flow +10.5/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

Key facts

• 5,810 sq ft lot
• Garage
• Built 2022

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $303k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (21.6% below list).
• Recommended offer: $238k (21.6% 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); 594 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 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 $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 410 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 12267% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $237,609 (21.6% 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 410 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $330,488
• List price: $303,000
• Delta: -8.32%
• 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
5345 Fulvetta Falls Rd	0.09mi	5/3.0 (+1)	2,088 (+0%)	3mo	$290,000	$139	88
5444 Fornea Glen Way	0.55mi	4/3.0	2,038 (-2%)	2mo	$302,000	$148	69
4386 Marais River Dr	0.45mi	4/3.0	2,208 (+6%)	2mo	$235,000	$106	66
5161 Spillway Manor Dr	0.72mi	4/2.0	2,051 (-1%)	2mo	$283,900	$138	59
5132 Spillway Manor Dr	0.65mi	5/3.0 (+1)	2,016 (-3%)	1mo	$296,795	$147	59
120 Lakeshore Village St S	0.73mi	4/2.0	2,111 (+2%)	2mo	$295,000	$140	58
5152 Spillway Manor Dr	0.70mi	5/3.0 (+1)	2,016 (-3%)	3mo	$294,900	$146	55
5449 Fornea Glen Way	0.55mi	3/2.5 (-1)	1,776 (-15%)	2mo	$274,900	$155	41
5148 Spillway Manor Dr	0.69mi	4/2.0	1,819 (-12%)	3mo	$269,900	$148	40
5164 Spillway Manor Dr	0.73mi	4/2.0	1,819 (-12%)	1mo	$273,900	$151	40
5169 Spillway Manor Dr	0.74mi	4/2.0	1,819 (-12%)	1mo	$273,900	$151	40
5160 Spillway Manor Dr	0.72mi	4/2.0	1,819 (-12%)	3mo	$273,900	$151	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: -21.4%
• Equity multiple: 0.27×
• Total profit: $-62,175
• Equity at exit: $45,178

10-year hold

• IRR: -18.2%
• Equity multiple: 0.07×
• Total profit: $-79,173
• Equity at exit: $26,198

Cash invested: $84,840 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,589
• Tax from tax record: −$320 /mo · $3,837/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-158

Break-even live

Break-even rent $2,576

Max offer price $275,113

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-72	+0% $-158	+5% $-244	+10% $-329
Rent	-10% $-346	-5% $-252	+0% $-158	+5% $-64	+10% $30
Rate	-1.0pp $-5	-0.5pp $-81	base $-158	+0.5pp $-236	+1.0pp $-316

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: $75,750
• Closing costs: $9,090
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5579 Grand Springs Rd Slidell, LA	4.0	2.0	1867	$2,200	$1.18	45d	1	0.06mi
5169 Clarkston Grove Dr Slidell, LA	4.0	3.0	2107	$2,250	$1.07	18d	1	0.10mi
7535 1st Lake Dr Slidell, LA	3.0	2.0	1564	$2,195	$1.40	18d	1	0.18mi
3635 Trestle Crossing Ave Slidell, LA	4.0	3.0	2208	$2,600	$1.18	45d	1	0.27mi
5916 Honey Glade Rd Slidell, LA	4.0	2.0	2290	$2,600	$1.14	18d	1	0.34mi
713 Lakeshore Vlg E Slidell, LA	3.0	2.0	1563	$2,100	$1.34	45d	1	0.37mi
109 Oak Landing Ln Slidell, LA	4.0	2.0	1884	$2,350	$1.25	18d	1	0.46mi
479 Lakeshore Vlg E Slidell, LA	4.0	2.0	1893	$2,400	$1.27	25d	1	0.47mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	45d	1	0.51mi
289 Grand Isle Ct Slidell, LA	4.0	2.0	1980	$2,300	$1.16	25d	1	0.51mi
948 Channel Bend Ct Slidell, LA	5.0	2.5	2658	$2,800	$1.05	23d	1	0.59mi
408 Lakeshore Vlg E Slidell, LA	3.0	2.0	1785	$2,395	$1.34	13d	1	0.62mi
5225 Summer Pecan Rd Slidell, LA	4.0	2.0	2079	$2,300	$1.11	25d	1	0.68mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1586	$2,510	$1.58	3d	14	0.70mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,610	$1.70	46d	1	0.70mi
3616 Spruce Key Ln Slidell, LA	3.0	2.0	1635	$2,395	$1.46	3d	1	0.74mi
5265 Summer Pecan Rd Slidell, LA	4.0	2.0	1647	$2,300	$1.40	3d	1	0.78mi
7861 Camellia Bud Ct Slidell, LA	4.0	3.5	2680	$2,950	$1.10	17d	1	0.88mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,699	$1.50	3d	1	1.08mi
25 Oak Tree Dr Slidell, LA	4.0	2.5	2530	$2,900	$1.15	3d	1	1.32mi
44 Oak Tree Dr Slidell, LA	4.0	2.5	2775	$3,000	$1.08	3d	1	1.43mi

Listing history 20 events

1. 2026-06-07
   days on market $303,000 Active 410 DOM
2. 2026-06-03
   days on market $303,000 Active 406 DOM
3. 2026-06-02
   days on market $303,000 Active 405 DOM
4. 2026-06-01
   days on market $303,000 Active 404 DOM
5. 2026-05-31
   days on market $303,000 Active 403 DOM
6. 2026-04-07
   historical $2,450
7. 2026-02-13
   historical $2,450
8. 2026-02-13
   listed $2,450
9. 2026-01-30
   price $303,000 470-char remark

   Show marketing remark (470 chars)

   The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

10. 2026-01-29
    price $2,600
11. 2026-01-28
    price $303,000 471-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

12. 2025-11-29
    listed $2,850
13. 2025-09-30
    price $304,000 470-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

14. 2025-09-30
    price $304,000 471-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

15. 2025-08-13
    historical $2,700
16. 2025-07-29
    price $309,000 470-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

17. 2025-07-29
    price $309,000 471-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

18. 2025-07-22
    listed $2,700
19. 2025-04-21
    listed $315,000 Active 470-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

20. 2025-04-21
    listed $315,000 Active 471-char remark

    Show marketing remark (471 chars)

    The seller is open to BOND FOR DEED! Welcome to 5312 Fulvetta Falls Road, located in the Lakevillages Subdivision! This stunning home has been maintained by one family since its construction in 2022. Featuring four bedrooms, three bathrooms, a wide open floorplan includes living room, a dining room and kitchen. In addition, there is a study/office/flex room. The Lakeway floorplan is sure to provide ample space for all your needs. Make your viewing appointment today!

ⓘ 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: $3,837 · $320/mo
• Projected year-2 tax: $3,837 · $320/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: $28,513
• − Mortgage interest: −$16,973
• − Property taxes: −$3,837
• − Insurance: −$1,515
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$8,815
• Taxable loss: −$7,188
• Est. tax savings @ 24.0%: +$1,725
• After-tax cash flow: $-169/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 — 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

-99.2% since first listed

15 events — show timeline

• 2026-04-07 Rental Removed $2,450 RAAMLS
• 2026-02-13 Rental Removed $2,450 GSREIN
• 2026-02-13 Listed for Rent $2,450 RAAMLS
• 2026-01-30 Price Changed $303,000 AcadianaMLS
• 2026-01-29 Price Changed $2,600 GSREIN
• 2026-01-28 Price Changed $303,000 GSREIN
• 2025-11-29 Listed for Rent $2,850 GSREIN
• 2025-09-30 Price Changed $304,000 AcadianaMLS
• 2025-09-30 Price Changed $304,000 GSREIN
• 2025-08-13 Rental Removed $2,700 GSREIN
• 2025-07-29 Price Changed $309,000 AcadianaMLS
• 2025-07-29 Price Changed $309,000 GSREIN
• 2025-07-22 Listed for Rent $2,700 GSREIN
• 2025-04-21 Listed $315,000 GSREIN
• 2025-04-21 Listed $315,000 AcadianaMLS

Property tax history

+8.7%/yr

Latest (2025): $3,837 · -2.1% YoY. Source: county tax records.