26374 Brownstone Dr · Madisonville, LA 70454

$220,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 15 Days on market

Built 2021 7,500 sqft lot Est $237k · 7% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +10.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

Key facts

• Fully fenced yard
• 7,500 sq ft lot
• Garage

Tags

• ENERGY SMART HOME FEATURES
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (6.4% below list).
• Recommended offer: $206k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.6% in Madisonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#5 in LA, #2,302 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 526 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/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 $7k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago 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 $205,944 (6.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $236,831
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42165 Millbrook Way	0.13mi	3/2.0	1,424 (-3%)	0mo	$260,000	$183	88
42086 Dothan Pl	0.25mi	3/2.0	1,459 (-1%)	1mo	$242,000	$166	86
42174 Dothan Pl	0.12mi	3/2.0	1,397 (-5%)	1mo	$225,500	$161	85
41519 Dothan Pl	0.22mi	3/2.0	1,510 (+3%)	3mo	$235,000	$156	83
42190 Blakely Pl	0.25mi	3/2.0	1,445 (-2%)	3mo	$235,000	$163	83
42195 Millbrook Way	0.08mi	3/2.0	1,593 (+8%)	0mo	$234,400	$147	82
42151 Jasper Ln	0.17mi	3/2.0	1,424 (-3%)	8mo	$239,900	$168	80
42159 Atmore Pl	0.19mi	3/2.0	1,394 (-5%)	3mo	$215,000	$154	79
42125 Dothan Pl	0.21mi	3/2.0	1,394 (-5%)	5mo	$219,500	$157	77
42178 Blakely Pl	0.26mi	3/2.0	1,394 (-5%)	8mo	$220,000	$158	73
26384 April Ln	0.51mi	2/2.0 (-1)	1,458 (-1%)	3mo	$249,000	$171	67
42159 Delacer Ln	0.17mi	3/2.0	1,685 (+14%)	7mo	$264,000	$157	62

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-27,271
• Equity at exit: $32,803

10-year hold

• IRR: -7.2%
• Equity multiple: 0.59×
• Total profit: $-25,492
• Equity at exit: $19,022

Cash invested: $61,600 (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 70454

• Rents YoY: 0.7%
• Active inventory: 526
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$92
• HOA: −$21
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $206

Break-even live

Break-even rent $1,798

Max offer price $220,000

Occupancy floor 85%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42293 Atmore Pl Ponchatoula, LA	4.0	2.0	1820	$2,150	$1.18	43d	1	0.31mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	43d	1	0.66mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 11 events

1. 2024-12-10
   soldstatus $212,000 Closed 450-char remark

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

2. 2024-12-10
   soldstatus $212,000

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

3. 2024-11-07
   historical Active Under Contract 450-char remark

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

4. 2024-10-29
   status Active 450-char remark

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

5. 2024-10-25
   historical Active Under Contract 450-char remark

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

6. 2024-10-17
   listed $220,000 Active 450-char remark

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

7. 2024-10-17
   listed $220,000 Active

   Show marketing remark (450 chars)

   Beautiful 3 year old home in Silver Hill community. 3 bedrooms 2 bath with an inviting open floor plan. Kitchen features white cabinets and granite countertops. The energy smart home features such as a tankless water heater, radiant barrier decking in attic and high rated insulation provide for low utility costs. Enjoy the outdoors with a fully fenced in yard. Located in Flood Zone X! Seller is offering a flooring credit with an acceptable offer.

8. 2021-09-24
   soldstatus $172,550 Closed 387-char remark

   Show marketing remark (387 chars)

   Brand NEW Home built by DSLD HOMES in the Silver Hill Community! This Denton III G has an open floor plan with an upgraded cabinet pkg, undermount kitchen sink, smartcode deadbolt & LED base home pkg. Plan features: beautiful birch cabinets, 3cm granite counters, ceramic tile flooring in all wet areas, master has large walk-in closet, tankless gas water heater & much more!

9. 2021-07-15
   historical 387-char remark

   Show marketing remark (387 chars)

   Brand NEW Home built by DSLD HOMES in the Silver Hill Community! This Denton III G has an open floor plan with an upgraded cabinet pkg, undermount kitchen sink, smartcode deadbolt & LED base home pkg. Plan features: beautiful birch cabinets, 3cm granite counters, ceramic tile flooring in all wet areas, master has large walk-in closet, tankless gas water heater & much more!

10. 2021-07-15
    listed $172,550 387-char remark

    Show marketing remark (387 chars)

    Brand NEW Home built by DSLD HOMES in the Silver Hill Community! This Denton III G has an open floor plan with an upgraded cabinet pkg, undermount kitchen sink, smartcode deadbolt & LED base home pkg. Plan features: beautiful birch cabinets, 3cm granite counters, ceramic tile flooring in all wet areas, master has large walk-in closet, tankless gas water heater & much more!

11. 2021-07-15
    listed $172,550

    Show marketing remark (387 chars)

    Brand NEW Home built by DSLD HOMES in the Silver Hill Community! This Denton III G has an open floor plan with an upgraded cabinet pkg, undermount kitchen sink, smartcode deadbolt & LED base home pkg. Plan features: beautiful birch cabinets, 3cm granite counters, ceramic tile flooring in all wet areas, master has large walk-in closet, tankless gas water heater & much more!

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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: $24,713
• − Mortgage interest: −$12,323
• − Property taxes: −$1,850
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$252
• − Depreciation: −$6,400
• Taxable loss: −$1,166
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,757/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Madisonville

• Score: 79/100
• State rank: #5
• US rank: #2302

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tangipahoa Parish · 85,958 people
• City population: 17,897
• Metro: Hammond, LA
• Population (ZIP): 34,564
• Household income: $71,611
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 479.0

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 15% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.55%
• Current HPI: 129.6069
• Rent YoY: ▲ 0.66%
• Metro: Hammond, 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

+22.9% since first listed

11 events — show timeline

• 2024-12-10 Sold (Public Records) $212,000 Public Records
• 2024-12-10 Sold (MLS) $212,000 GSREIN
• 2024-11-07 Contingent — GSREIN
• 2024-10-29 Relisted — GSREIN
• 2024-10-25 Contingent — GSREIN
• 2024-10-17 Listed $220,000 AcadianaMLS
• 2024-10-17 Listed $220,000 GSREIN
• 2021-09-24 Sold (MLS) $172,550 GSREIN
• 2021-07-15 Listed $172,550 AcadianaMLS
• 2021-07-15 Listed $172,550 GSREIN
• 2021-07-15 Listing Removed — GSREIN

Property tax history

+4.6%/yr

Latest (2025): $1,850 · +13.9% YoY. Source: county tax records.