Bonsai Plan · Slidell, LA 70461

$184,900

3 bd · 2.0 ba · 1,178 sqft · SingleFamily · 478 Days on market

Excellent condition ↓ 5% 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 +13.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Bonsai, a beautifully designed single-story home that blends modern style with everyday comfort. Located in the sought-after community of Lakeshore Villages in Slidell, Louisiana, this home offers 3 bedrooms, 2 full bathrooms, and 1,178 of thoughtfully planned living space. Step inside to an open-concept layout that seamlessly connects the kitchen, dining, and living areas, perfect for both daily life and entertaining guests. The kitchen is a standout feature, with shaker-style cabinetry, stainless-steel appliances, a gooseneck pulldown faucet, and elegant 3 cm granite countertops. A walk-in pantry and dedicated laundry room add even more convenience. The dining area flows naturally into a welcoming living room, creating a warm and inviting space for family meals or cozy gatherings. Each bedroom offers soft carpeting and generous closet space. The private primary suite is located at the front of the home and features a dual-sink vanity, tub/shower combo, and a walk-in closet. The Bonsai also gives you a choice of two stunning exterior designs, allowing you to personalize your home's curb appeal. Ready to make the Bonsai your new home? Contact us today to schedule your private tour and experience the comfort, charm, and convenience this floorplan has to offer!

Key facts

• Open-concept layout
• Walk-in pantry
• Listed 478 days

Tags

• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETRY
• STAINLESS-STEEL APPLIANCES
• GOOSENECK PULLDOWN FAUCET
• 3 CM GRANITE COUNTERTOPS
• WALK-IN PANTRY

🏗️ New construction. The $184,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $220,236.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $12 ($149/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (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.
• 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); 922 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $7k 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 478 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $220,236
• List price: $184,900
• Delta: -16.04%
• 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
4729 Cotton Grass Dr	0.06mi	3/2.0	1,178 (0%)	1mo	$174,900	$148	96
4721 Cotton Grass Dr	0.06mi	3/2.0	1,178 (0%)	1mo	$174,900	$148	96
3481 Ward Creek Rd	0.06mi	3/2.0	1,188 (+1%)	2mo	$195,000	$164	94
6561 Cypress Vine Ct	0.06mi	3/2.0	1,178 (0%)	13mo	$183,900	$156	87
6573 Cypress Vine Ct	0.06mi	3/2.0	1,178 (0%)	14mo	$194,900	$165	86
3421 Ward Creek Rd	0.06mi	3/2.0	1,276 (+8%)	1mo	$219,900	$172	82
3846 Seagull Cir	0.69mi	3/2.0	1,188 (+1%)	14mo	$198,900	$167	55
3839 Seagull Cir	0.69mi	3/2.0	1,188 (+1%)	14mo	$198,900	$167	54
3835 Seagull Cir	0.70mi	3/2.0	1,188 (+1%)	14mo	$192,525	$162	54
3804 Seagull Cir	0.74mi	3/2.0	1,188 (+1%)	12mo	$202,525	$170	54
3823 Seagull Cir	0.71mi	3/2.0	1,188 (+1%)	14mo	$199,900	$168	53
3812 Seagull Cir	0.74mi	3/2.0	1,188 (+1%)	14mo	$195,000	$164	52

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-37,339
• Equity at exit: $32,838

10-year hold

• IRR: -11.9%
• Equity multiple: 0.33×
• Total profit: $-41,256
• Equity at exit: $19,042

Cash invested: $61,666 (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: 37 active · 23 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $222,900 ($171/sqft)
• Median days on market: 44 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +9.5% 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: 7.9×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,155
• Tax est. 1.5%: −$275 /mo · $3,304/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $12

Break-even live

Break-even rent $1,927

Max offer price $220,236

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $88	+0% $12	+5% $-64	+10% $-140
Rent	-10% $-141	-5% $-64	+0% $12	+5% $89	+10% $166
Rate	-1.0pp $123	-0.5pp $68	base $12	+0.5pp $-45	+1.0pp $-103

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: $55,059
• Closing costs: $6,607
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4729 Cotton Grass Dr Slidell, LA	3.0	2.0	1178	$2,100	$1.78	14d	1	0.05mi
4729 Cotton Grass Dr Slidell, LA	3.0	2.0	1178	$2,100	$1.78	6d	1	0.05mi
3604 Spruce Key Ln Slidell, LA	3.0–4.0	2.0	1539	$2,150	$1.40	185d	1	0.52mi
3877 Seagull Cir Slidell, LA	4.0	2.0	1425	$2,350	$1.65	55d	1	0.63mi
3886 Seagull Cir Slidell, LA	3.0	2.0	1188	$1,950	$1.64	10d	1	0.64mi
3886 Seagull Cir Slidell, LA	3.0	2.0	1188	$1,950	$1.64	14d	1	0.64mi
301 Lakeshore Blvd N Slidell, LA	1.0–4.0	1.0–2.0	1134	$1,408	$1.24	0d	1	0.74mi
7472 1st Lake Dr Slidell, LA	3.0	2.0	1298	$2,000	$1.54	112d	1	0.82mi
541 New Basin Rd Slidell, LA	3.0	2.0	1447	$2,250	$1.55	133d	1	0.82mi
200 Long St Slidell, LA	2.0–4.0	2.0	1112	$1,373	$1.23	0d	1	0.87mi
3500 Oak Harbor Blvd Slidell, LA	1.0–2.0	1.0–2.0	880	$1,425	$1.62	0d	12	0.94mi
3900 Lakeshore Blvd E Unit 233 Slidell, LA	2.0	2.0	1219	$1,690	$1.39	157d	1	1.11mi
3900 Lakeshore Blvd E #125 Slidell, LA	2.0	2.0	1219	$1,670	$1.37	184d	1	1.14mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	0d	1	1.14mi
3900 Lakeshore Blvd E Slidell, LA	2.0	2.0	1219	$1,755	$1.44	143d	2	1.14mi
224 Marina Dr Slidell, LA	2.0	1.5	1287	$1,400	$1.09	184d	1	1.26mi
232 Marina Dr Slidell, LA	2.0	1.5	1250	$1,500	$1.20	184d	1	1.26mi
152 Marina Dr Slidell, LA	2.0	2.0	1250	$1,400	$1.12	161d	1	1.27mi
732 Marina Dr Slidell, LA	2.0	2.5	1182	$1,975	$1.67	10d	1	1.32mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,200	$1.09	55d	1	1.39mi
820 Marina Dr #304 Slidell, LA	2.0	2.0	1100	$1,350	$1.23	10d	1	1.39mi
515 Spartan Dr #7101 Slidell, LA	2.0	2.0	1264	$1,550	$1.23	20d	1	1.42mi
515 Spartan Dr #7101 Slidell, LA	2.0	2.0	1264	$1,550	$1.23	10d	1	1.42mi
519 Spartan Dr #9101 Slidell, LA	2.0	2.0	1304	$1,400	$1.07	164d	1	1.46mi
505 Spartan Dr Slidell, LA	1.0–2.0	1.0–2.0	1264	$1,400	$1.11	55d	2	1.48mi
505 Spartan Dr #3101 Slidell, LA	2.0	2.0	1264	$1,400	$1.11	10d	1	1.48mi

Listing history 50 events

1. 2026-11-08
   days on market $184,900 Active 478 DOM
2. 2026-11-07
   days on market $184,900 Active 477 DOM
3. 2026-11-06
   days on market $184,900 Active 476 DOM
4. 2026-11-05
   days on market $184,900 Active 475 DOM
5. 2026-11-04
   days on market $184,900 Active 474 DOM
6. 2026-11-02
   days on market $184,900 Active 472 DOM
7. 2026-11-01
   days on market $184,900 Active 471 DOM
8. 2026-10-31
   days on market $184,900 Active 470 DOM
9. 2026-10-30
   days on market $184,900 Active 469 DOM
10. 2026-10-29
    days on market $184,900 Active 468 DOM
11. 2026-10-28
    days on market $184,900 Active 467 DOM
12. 2026-10-27
    days on market $184,900 Active 466 DOM
13. 2026-10-26
    days on market $184,900 Active 465 DOM
14. 2026-10-25
    days on market $184,900 Active 464 DOM
15. 2026-10-24
    days on market $184,900 Active 463 DOM
16. 2026-10-23
    days on market $184,900 Active 462 DOM
17. 2026-10-22
    days on market $184,900 Active 461 DOM
18. 2026-10-21
    days on market $184,900 Active 460 DOM
19. 2026-10-20
    days on market $184,900 Active 459 DOM
20. 2026-10-19
    days on market $184,900 Active 458 DOM
21. 2026-10-18
    days on market $184,900 Active 457 DOM
22. 2026-10-17
    days on market $184,900 Active 456 DOM
23. 2026-10-16
    days on market $184,900 Active 455 DOM
24. 2026-10-15
    days on market $184,900 Active 454 DOM
25. 2026-10-14
    days on market $184,900 Active 453 DOM
26. 2026-10-13
    days on market $184,900 Active 452 DOM
27. 2026-10-12
    days on market $184,900 Active 451 DOM
28. 2026-10-11
    days on market $184,900 Active 450 DOM
29. 2026-10-10
    days on market $184,900 Active 449 DOM
30. 2026-10-09
    days on market $184,900 Active 448 DOM
31. 2026-10-08
    days on market $184,900 Active 447 DOM
32. 2026-10-07
    days on market $184,900 Active 446 DOM
33. 2026-10-07
    days on market $184,900 Active 445 DOM
34. 2026-10-05
    days on market $184,900 Active 444 DOM
35. 2026-10-04
    days on market $184,900 Active 443 DOM
36. 2026-10-04
    days on market $184,900 Active 442 DOM
37. 2026-10-02
    days on market $184,900 Active 441 DOM
38. 2026-10-01
    days on market $184,900 Active 440 DOM
39. 2026-09-30
    days on market $184,900 Active 439 DOM
40. 2026-09-29
    days on market $184,900 Active 438 DOM
41. 2026-09-28
    days on market $184,900 Active 437 DOM
42. 2026-09-27
    days on market $184,900 Active 436 DOM
43. 2026-09-25
    days on market $184,900 Active 434 DOM
44. 2026-09-24
    days on market $184,900 Active 433 DOM
45. 2026-09-23
    days on market $184,900 Active 432 DOM
46. 2026-09-22
    days on market $184,900 Active 431 DOM
47. 2026-09-21
    days on market $184,900 Active 430 DOM
48. 2026-09-20
    days on market $184,900 Active 429 DOM
49. 2026-09-19
    days on market $184,900 Active 428 DOM
50. 2026-09-18
    days on market $184,900 Active 427 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: $23,307
• − Mortgage interest: −$12,337
• − Property taxes: −$3,304
• − Insurance: −$1,101
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$6,407
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $1,006/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 single-story home in Slidell, Louisiana, is in excellent condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Enhances functionality and can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value. ↑

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%
• 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

-5.1% since first listed

3 events — show timeline

• 2026-02-19 Price Changed $184,900 Zillow
• 2025-09-13 Price Changed $188,900 Zillow
• 2025-07-18 Listed $194,900 Zillow