31 Rue Du Sud · Madisonville, LA 70447

$229,000

3 bd · 3.0 ba · 1,799 sqft · Townhouse · 77 Days on market

Built 1984 Good condition $127/sqft · 36% below area Est $359k · 36% under $325/mo HOA · 13% of rent

---

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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream townhouse, perfectly situated along Lake Ponchartrain in Madisonville. 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 river. 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 river views 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. This townhouse offers the perfect balance of comfort, style, and convenience, making it the ultimate waterfront oasis. 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
• Ample guest parking
• Granite countertops

Tags

• PRIVATE BALCONY
• BREATHTAKING RIVER VIEWS
• PERSONAL BOAT SLIP
• GRANITE COUNTERTOPS
• OFF-STREET PARKING
• AMPLE GUEST PARKING

🏷️ Possibly a rental listed for sale. The $229,000 price doesn't fit this home's estimated sale value (~$359,000) 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 $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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.
• Market conditions: 252 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 77 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 7.4

CMA / ARV

• ARV (median comp): $359,000
• List price: $229,000
• Delta: -36.21%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Highway 22 Hwy Unit N8	0.48mi	2/3.0 (-1)	1,834 (+2%)	12mo	$470,000	$256	60
141 F-2 Hwy 22 Hwy Unit F2	0.57mi	3/2.0	1,827 (+2%)	12mo	$240,000	$131	57
127 Highway 22 Hwy Unit S17	0.48mi	2/3.5 (-1)	1,628 (-10%)	4mo	$359,000	$221	52
127 Highway 22 East Hwy Unit S18	0.48mi	2/3.0 (-1)	1,636 (-9%)	12mo	$400,000	$244	47
127 Hwy 22 Hwy Unit N-21	0.48mi	2/3.0 (-1)	2,010 (+12%)	8mo	$433,000	$215	47
127 E Highway 22 #s-20 Hwy	0.48mi	2/3.0 (-1)	1,530 (-15%)	12mo	$365,000	$239	38

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-29,358
• Equity at exit: $34,145

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-14,925
• Equity at exit: $19,800

Cash invested: $64,120 (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 70447

• Home prices YoY: -28.1%
• Active inventory: 252
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$325
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $118

Break-even live

Break-even rent $2,415

Max offer price $229,000

Occupancy floor 90%

Sensitivity live

Price	-10% $276	-5% $197	+0% $118	+5% $39	+10% $-40
Rent	-10% $-85	-5% $17	+0% $118	+5% $219	+10% $320
Rate	-1.0pp $233	-0.5pp $176	base $118	+0.5pp $59	+1.0pp $-2

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 LA-22 Unit E12 Madisonville, LA	2.0	3.5	1892	$2,250	$1.19	24d	1	0.24mi
127 LA-22 Unit N5 Madisonville, LA	3.0	2.5	2117	$3,100	$1.46	22d	1	0.48mi
102 Woods Dr Madisonville, LA	3.0	2.0	1400	$2,000	$1.43	24d	1	1.27mi
103 Woods Dr Madisonville, LA	3.0	2.0	2009	$2,400	$1.19	44d	1	1.30mi
200 Chapel Crk Mandeville, LA	1.0–3.0	1.0–2.0	1175	$1,676	$1.43	2d	11	1.45mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $229,000 Active 77 DOM
2. 2026-06-17
   days on market $229,000 Active 76 DOM
3. 2026-06-16
   days on market $229,000 Active 75 DOM
4. 2026-06-15
   days on market $229,000 Active 74 DOM
5. 2026-06-13
   pricedays on market $229,000 Active 72 DOM
6. 2026-06-10
   days on market $229,900 Active 69 DOM
7. 2026-06-09
   days on market $229,900 Active 68 DOM
8. 2026-06-08
   days on market $229,900 Active 67 DOM
9. 2026-06-07
   days on market $229,900 Active 66 DOM
10. 2026-06-03
    days on market $229,900 Active 62 DOM
11. 2026-06-02
    days on market $229,900 Active 61 DOM
12. 2026-06-01
    days on market $229,900 Active 60 DOM
13. 2026-05-31
    days on market $229,900 Active 59 DOM
14. 2026-04-03
    price $229,900 1960-char remark

    Show marketing remark (1960 chars)

    Welcome to your dream townhouse, perfectly situated along Lake Ponchartrain in Madisonville. 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 river. 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 river views 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. This townhouse offers the perfect balance of comfort, style, and convenience, making it the ultimate waterfront oasis. Experience the magic of lakefront living in Madisonville, where relaxation and outdoor adventure await. PLEASE NOTE: THERE IS NO SIGN OUTFRONT OF TOWNHOME

15. 2026-04-03
    price $229,900 1960-char remark

    Show marketing remark (1960 chars)

    Welcome to your dream townhouse, perfectly situated along Lake Ponchartrain in Madisonville. 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 river. 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 river views 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. This townhouse offers the perfect balance of comfort, style, and convenience, making it the ultimate waterfront oasis. Experience the magic of lakefront living in Madisonville, where relaxation and outdoor adventure await. PLEASE NOTE: THERE IS NO SIGN OUTFRONT OF TOWNHOME

16. 2026-04-02
    listed $229,000 Active 1960-char remark

    Show marketing remark (1960 chars)

    Welcome to your dream townhouse, perfectly situated along Lake Ponchartrain in Madisonville. 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 river. 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 river views 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. This townhouse offers the perfect balance of comfort, style, and convenience, making it the ultimate waterfront oasis. Experience the magic of lakefront living in Madisonville, where relaxation and outdoor adventure await. PLEASE NOTE: THERE IS NO SIGN OUTFRONT OF TOWNHOME

17. 2026-04-02
    listed $229,000 Active 1960-char remark

    Show marketing remark (1960 chars)

    Welcome to your dream townhouse, perfectly situated along Lake Ponchartrain in Madisonville. 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 river. 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 river views 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. This townhouse offers the perfect balance of comfort, style, and convenience, making it the ultimate waterfront oasis. Experience the magic of lakefront living in Madisonville, where relaxation and outdoor adventure await. PLEASE NOTE: THERE IS NO SIGN OUTFRONT OF TOWNHOME

18. 2011-03-14
    listed $120,000

ⓘ 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: $30,767
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − HOA: −$3,900
• − Depreciation: −$6,662
• Taxable loss: −$2,125
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,925/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ 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 — 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 · 228,296 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: 47.0

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: 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: —

Market trends

• HPI YoY: ▼ -68.07%
• Current HPI: 174.0804
• Rent YoY: —
• 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

+91.6% since first listed

5 events — show timeline

• 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