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31 Rue Du Sud 🏷️ Likely Rental
C Composite 55.04
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 +18.9/30.0
  • ARV discount +7.5/15.0
  • 1% rule +7.0/10.0
  • DSCR +6.0/10.0
  • Schools +5.5/10.0
  • Livability +4.0/5.0
  • Condition / age +3.8/5.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$214,500

31 Rue Du Sud · Madisonville, LA 70447
3 bd · 3.0 ba · 1,799 sqft · Townhouse · 12 Days on market
Built 1984 Good condition $119/sqft · 57% below area $325/mo HOA · 13% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Soak in the breathtaking sunsets on the large deck overlooking the water. You will feel like you are on vacation as you relax in the sunroom or living room. Boating and fishing enthusiasts will love having a private boat slip and easy access to the boat launch just steps away from the condo, giving you direct access to Lake Pontchartrain and the Tchefuncte River. BOND FOR DEED AVAILABLE! This stunning property features three spacious bedrooms and a versatile loft, making it an ideal retreat for families or those seeking a tranquil getaway or additional storage. Key Features: Bedrooms: Primary Bedroom: Located on the second floor, this generously sized room boasts an en-suite bathroom and direct access to a private balcony, where you can enjoy spectacular sunrises and sunsets over the bayou. Bedroom Two: Conveniently situated on the first floor, perfect for guests or family members who prefer easy access. Bedroom Three: This additional bedroom is also located on the second floor, providing comfortable living options and en-suite bathroom. Loft: The third-floor loft offers flexibility as a potential fourth bedroom, office space, or playroom, accommodating various lifestyle needs. Stunning Views: The back deck serves as a fantastic outdoor space for relaxation and entertainment, showcasing breathtaking bayou view off Lake Pontchartrain that can be enjoyed at any time of the day. Steps away from your personal boat slip, lake fun awaits you! Modern Kitchen: The kitchen is equipped with elegant granite countertops, providing both functionality and style, while the living area features large windows that overlook the picturesque river, creating a seamless blend of indoor and outdoor living. Parking: Enjoy off-street parking with ample guest parking available, perfect for entertaining family and friends. Affordable Living: With condo dues set at only $325 per month, this property offers an exceptional value for those looking to enjoy waterfront living without the hefty price tag. Experience the magic of lakefront living in Madisonville, where relaxation and outdoor adventure await. PLEASE NOTE: THERE IS NO SIGN OUTFRONT OF TOWNHOME.

Key facts

  • Private balcony
  • En-suite bathroom
  • Private boat slip

Tags

LARGE DECK OVERLOOKING WATERPRIVATE BOAT SLIPEASY ACCESS TO BOAT LAUNCHEN-SUITE BATHROOMPRIVATE BALCONYBREATHTAKING BAYOU VIEW

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
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🏷️ Possibly a rental listed for sale. The $214,500 price doesn't fit this home's estimated sale value (~$495,108) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

  • This is a 3-bed/3.0-bath townhouse listed at $214k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $220 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $214k).
  • Cap rate 7.5% vs local median 4.5% 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: crime A+, employment A+, housing 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: Joseph B. Lancaster Elementary School (math 58% / reading 73%, grade B+, #38 of 646 statewide, top 6%, 1,505 students, 21% FRL); Madisonville Junior High School (math 41% / reading 58%, grade C, #28 of 218 statewide, top 13%, 655 students, 21% FRL); Mandeville High School (math 59% / reading 63%, grade C+, #19 of 265 statewide, top 7%, 2,259 students, 22% FRL) — zoned schools average 21% FRL vs 40% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
  • Market conditions: 295 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
  • 3 sale attempts since 15y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $214,500

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  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
1.20% ✓
Cap rate
7.52%
Cash-on-cash
4.39%
DSCR
1.20
GRM
7.0

CMA / ARV

ARV (median comp)
$495,108
List price
$214,500
Delta
-53.75%
Verdict
UNDERPRICED
Comps
13 within 1.0 mi
Show comp detail 9 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
141 Highway 22 Hwy Unit E-2 0.57mi 3/2.5 1,827 (+2%) 0mo $329,000 $180 69
127 Highway 22 Hwy Unit N8 0.48mi 2/3.0 (-1) 1,834 (+2%) 13mo $470,000 $256 59
127 E Highway 22 Unit W1 0.48mi 3/3.0 2,020 (+12%) 0mo $395,000 $196 57
141 F-2 Hwy 22 Hwy Unit F2 0.57mi 3/2.0 1,827 (+2%) 13mo $240,000 $131 56
127 Highway 22 Hwy Unit W3 0.48mi 2/3.0 (-1) 1,624 (-10%) 1mo $335,000 $206 56
127 Highway 22 Hwy Unit S17 0.48mi 2/3.5 (-1) 1,628 (-10%) 5mo $359,000 $221 50
127 Highway 22 East Hwy Unit S18 0.48mi 2/3.0 (-1) 1,636 (-9%) 14mo $400,000 $244 46
127 Hwy 22 Hwy Unit N-21 0.48mi 2/3.0 (-1) 2,010 (+12%) 9mo $433,000 $215 46
127 E Highway 22 #s-20 Hwy 0.48mi 2/3.0 (-1) 1,530 (-15%) 14mo $365,000 $239 36

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 · 3.0% rent growth · sell at horizon

5-year hold
IRR
-9.3%
Equity multiple
0.66×
Total profit
$-20,526
Equity at exit
$31,983
10-year hold
IRR
0.3%
Equity multiple
1.02×
Total profit
$1,114
Equity at exit
$18,546

Cash invested: $60,060 (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
11 active · 4 under contract
Months of supply
16.5 mo (6%/mo absorbed)
Median asking
$365,000 ($220/sqft)
Median days on market
61 d
This list price
9% of active listings are priced below it
ARV vs active asking
+25.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70447

Home prices YoY
-28.1%
Active inventory
295
Price-to-rent
7.0×

Monthly cashflow live

Estimated rent
$2,566 high interval (Pro) →
Mortgage (P&I)
−$1,125
Tax est. 1.5%
−$268 /mo · $3,218/yr
Insurance
−$89
HOA
−$325
Vacancy / Maint / Mgmt
−$539
Net cashflow
$220

Break-even live

Break-even rent $2,288
Max offer price $214,500
Occupancy floor 86%

Sensitivity live

Price -10% $368 -5% $294 +0% $220 +5% $146 +10% $71
Rent -10% $17 -5% $118 +0% $220 +5% $321 +10% $422
Rate -1.0pp $328 -0.5pp $274 base $220 +0.5pp $164 +1.0pp $108

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
$53,625
Closing costs
$6,435
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 5 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
127 LA-22 Unit E12 Madisonville, LA 2.0 3.5 1892 $2,250 $1.19 72d 1 0.24mi
127 LA-22 Unit N5 Madisonville, LA 3.0 2.5 2117 $3,100 $1.46 70d 1 0.48mi
102 Woods Dr Madisonville, LA 3.0 2.0 1400 $2,000 $1.43 72d 1 1.27mi
103 Woods Dr Madisonville, LA 3.0 2.0 2009 $2,400 $1.19 93d 1 1.30mi
200 Chapel Crk Mandeville, LA 1.0–3.0 1.0–2.0 1175 $1,723 $1.47 11d 7 1.45mi

Property features AI

Finance

HOA & community
Homeowners association with a $325 monthly feeCommon grounds/area

Exterior

Parking
DrivewayOff-street parkingBoat parkingRV access/parking
Utilities
Public waterPublic sewer
Home design
3 storiesRaised foundationBrick veneer constructionShingle roofWaterfront propertyOutside city limitsOversized lot
Construction
Brick veneer exteriorShingle roofRaised foundationBuilt in excellent condition
Exterior features
DockPorchOversized wood porch

Interior

Kitchen
DishwasherDisposalMicrowaveOvenRangeRefrigeratorGranite countersStainless steel appliances
Bedrooms
Total rooms: 7
Bathrooms
3 full bathrooms
Heating & cooling
Central heatingCentral air conditioning
Interior features
Carbon monoxide detectorGranite countersStainless steel appliancesWood-burning fireplace
Laundry & utility
Washer hookupDryer hookupWasherDryer

HOA detail $325/mo · $3,900/yr

Likely covers
water

Listing history 50 events

  1. 2026-08-08
    days on market $214,500 Active 12 DOM
  2. 2026-08-07
    days on market $214,500 Active 11 DOM
  3. 2026-08-06
    days on market $214,500 Active 10 DOM
  4. 2026-08-05
    days on market $214,500 Active 9 DOM
  5. 2026-08-04
    days on market $214,500 Active 8 DOM
  6. 2026-08-03
    days on market $214,500 Active 7 DOM
  7. 2026-07-31
    days on market $214,500 Active 4 DOM
  8. 2026-07-30
    days on market $214,500 Active 3 DOM
  9. 2026-07-30
    days on market $214,500 Active 2 DOM
  10. 2026-07-28
    pricedays on marketlisting id $214,500 Active 1 DOM
  11. 2026-07-26
    days on market $229,000 Active 115 DOM
  12. 2026-07-24
    days on market $229,000 Active 113 DOM
  13. 2026-07-23
    days on market $229,000 Active 112 DOM
  14. 2026-07-22
    days on market $229,000 Active 111 DOM
  15. 2026-07-21
    days on market $229,000 Active 110 DOM
  16. 2026-07-20
    days on market $229,000 Active 109 DOM
  17. 2026-07-18
    days on market $229,000 Active 107 DOM
  18. 2026-07-18
    days on market $229,000 Active 106 DOM
  19. 2026-07-16
    days on market $229,000 Active 105 DOM
  20. 2026-07-15
    days on market $229,000 Active 104 DOM
  21. 2026-07-14
    days on market $229,000 Active 103 DOM
  22. 2026-07-13
    days on market $229,000 Active 102 DOM
  23. 2026-07-13
    days on market $229,000 Active 101 DOM
  24. 2026-07-11
    days on market $229,000 Active 100 DOM
  25. 2026-07-10
    days on market $229,000 Active 99 DOM
  26. 2026-07-09
    days on market $229,000 Active 98 DOM
  27. 2026-07-07
    days on market $229,000 Active 96 DOM
  28. 2026-07-06
    days on market $229,000 Active 95 DOM
  29. 2026-07-05
    days on market $229,000 Active 94 DOM
  30. 2026-07-03
    days on market $229,000 Active 92 DOM
  31. 2026-07-02
    days on market $229,000 Active 91 DOM
  32. 2026-07-01
    days on market $229,000 Active 90 DOM
  33. 2026-06-30
    days on market $229,000 Active 89 DOM
  34. 2026-06-29
    days on market $229,000 Active 88 DOM
  35. 2026-06-28
    days on market $229,000 Active 87 DOM
  36. 2026-06-27
    days on market $229,000 Active 86 DOM
  37. 2026-06-27
    days on market $229,000 Active 85 DOM
  38. 2026-06-25
    days on market $229,000 Active 83 DOM
  39. 2026-06-22
    days on market $229,000 Active 81 DOM
  40. 2026-06-21
    days on market $229,000 Active 80 DOM
  41. 2026-06-18
    days on market $229,000 Active 77 DOM
  42. 2026-06-17
    days on market $229,000 Active 76 DOM
  43. 2026-06-16
    days on market $229,000 Active 75 DOM
  44. 2026-06-15
    days on market $229,000 Active 74 DOM
  45. 2026-06-13
    pricedays on market $229,000 Active 72 DOM
  46. 2026-06-10
    days on market $229,900 Active 69 DOM
  47. 2026-06-09
    days on market $229,900 Active 68 DOM
  48. 2026-06-08
    days on market $229,900 Active 67 DOM
  49. 2026-06-07
    days on market $229,900 Active 66 DOM
  50. 2026-06-03
    days on market $229,900 Active 62 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$30,791
− Mortgage interest
−$12,015
− Property taxes
−$3,218
− Insurance
−$1,072
− Repairs & maintenance
−$2,463
− Management
−$2,463
− HOA
−$3,900
− Depreciation
−$6,240
Taxable loss
−$581
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$139
After-tax cash flow
$2,776/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

Good 75/100 Cosmetic rehab Est. rehab $8,995–$26,985 screening

This well-maintained townhouse is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

  • Resale paint exterior — enhances curb appeal ↑
  • Resale paint trim — improves home's appearance ↑
  • Both landscape — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Madisonville Elementary School Middle Madisonville Junior High School C LA #28/218 Nat'l #3,585/14,009 High Mandeville High School C+ LA #19/265 Nat'l #3,443/17,239

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 79/100

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

Census place
Madisonville, LA
County
Saint Tammany Parish · 286,725 people
City population
17,897
Metro
New Orleans-Metairie, LA
Population (ZIP)
17,897
Household income
$122,574
Rent vs Own
4.0% rent · 96.0% own
Severe rent burden
1% of renters

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
Predominantly White (84%)
Race & ethnicity
White 84% Two or more races 7% Hispanic / Latino 6% Black 2%
Hispanic origin (detail)
Mexican 1%
Common ancestry
Lithuanian 19% Slovak 3% Romanian 2%
Foreign-born
5% · Canada
Languages at home
97% English-only · Spanish 1% Other Asian/Pacific 1% Russian/Polish/Slavic 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
—

Price history

+90.8% since first listed
7 events — show timeline
  • 2026-06-11 Price Changed $229,000 AcadianaMLS
  • 2026-06-11 Price Changed $229,000 GSREIN
  • 2026-04-03 Price Changed $229,900 AcadianaMLS
  • 2026-04-03 Price Changed $229,900 GSREIN
  • 2026-04-02 Listed $229,000 GSREIN
  • 2026-04-02 Listed $229,000 AcadianaMLS
  • 2011-03-14 Listed $120,000 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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