217 Coushatta Cir · Madisonville, LA 70447

$249,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 69 Days on market

Built 2014 2,130 sqft lot $183/sqft · at area comps Est $287k · 13% under $110/mo HOA · 5% of rent

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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 +13.4/15.0
• Cash flow +13.2/30.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

Key facts

• Split floor plan
• Granite counters
• 2,130 sq ft lot

Tags

• GREENSPACE ACROSS THE STREET
• BRICK AND STUCCO HOME
• SPLIT FLOOR PLAN
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.3% below list).
• Recommended offer: $218k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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 69 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,302 (12.3% 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 69 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $286,852
• List price: $249,000
• Delta: -13.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Coushatta Cir	0.00mi	3/2.0	1,489 (+10%)	0mo	$246,000	$165	84
233 Coushatta Cir	0.01mi	3/2.0	1,500 (+10%)	11mo	$285,000	$190	72
110 Woods Dr	0.55mi	3/2.0	1,476 (+9%)	4mo	$272,000	$184	57
107 Dummyline Rd	0.59mi	4/2.5 (+1)	1,160 (-15%)	20mo	$164,500	$142	24

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-40,618
• Equity at exit: $37,127

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-35,610
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$104
• HOA: −$110
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-5

Break-even live

Break-even rent $2,189

Max offer price $248,148

Occupancy floor 95%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Woods Dr Madisonville, LA	3.0	2.0	1400	$2,000	$1.43	23d	1	0.60mi
103 Jefferson Aly Madisonville, LA	2.0	2.0	1156	$1,500	$1.30	43d	1	1.32mi
31 Wickfield Dr Covington, LA	4.0	2.0	1615	$1,900	$1.18	43d	1	1.33mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: trashlandscaping

Listing history 24 events

1. 2026-05-02
   price $249,000 743-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

2. 2026-05-02
   price $249,000 744-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

3. 2026-04-13
   price $259,000 743-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

4. 2026-04-13
   price $259,000 744-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

5. 2026-04-01
   price $279,000 743-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

6. 2026-04-01
   price $279,000 744-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

7. 2026-03-12
   listed $289,000 Active 743-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

8. 2026-03-12
   listed $289,000 Active 744-char remark

   Show marketing remark (744 chars)

   REDUCED TO BELOW MARKET VALUE!! OPEN HOUSE 5/23 12-2. FLOOD ZONE C!! Welcome home to desirable Madison Villas. Quiet living with lush greenspace across the street. Split floor plan, granite counters, stainless steel appliances, 42" custom cabinets, and the refrigerator is included. Enjoy a wood burning fireplace and large tile floors throughout, NO CARPET. The shaded front courtyard is fenced for your pet or casual lounging! Entire HVAC system replaced in October of 2024! Enjoy maintenance free living as lawn care and trash pick-up are included! FLOOD ZONE C. MADISONVILLE/MANDEVILLE schools, minutes from downtown Madisonville's coffee shops, restaurants, library, museums and the scenic Tchefuncte River. Seller is listing broker.

9. 2025-09-03
   historical $2,075
10. 2025-08-29
    price $2,075
11. 2025-08-16
    listed $2,175
12. 2025-07-28
    price $264,000
13. 2025-07-28
    price $264,000
14. 2025-07-07
    price $279,000
15. 2025-07-07
    price $279,000
16. 2025-05-18
    listed $289,000 Active
17. 2019-12-23
    soldstatus $200,000
18. 2019-12-13
    soldstatus $200,000 Closed
19. 2019-09-19
    status Pending
20. 2019-09-10
    listed $215,000
21. 2019-09-10
    listed $215,000 Active
22. 2014-09-15
    soldstatus $182,000
23. 2014-03-03
    listed $182,000
24. 2014-03-03
    listed $182,000

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,196
• − Mortgage interest: −$13,948
• − Property taxes: −$2,519
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$1,320
• − Depreciation: −$7,244
• Taxable loss: −$4,270
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $967/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 — 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: 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

+36.8% since first listed

24 events — show timeline

• 2026-05-02 Price Changed $249,000 AcadianaMLS
• 2026-05-02 Price Changed $249,000 GSREIN
• 2026-04-13 Price Changed $259,000 AcadianaMLS
• 2026-04-13 Price Changed $259,000 GSREIN
• 2026-04-01 Price Changed $279,000 AcadianaMLS
• 2026-04-01 Price Changed $279,000 GSREIN
• 2026-03-12 Listed $289,000 GSREIN
• 2026-03-12 Listed $289,000 AcadianaMLS
• 2025-09-03 Rental Removed $2,075 GSREIN
• 2025-08-29 Price Changed $2,075 GSREIN
• 2025-08-16 Listed for Rent $2,175 GSREIN
• 2025-07-28 Price Changed $264,000 AcadianaMLS
• 2025-07-28 Price Changed $264,000 GSREIN
• 2025-07-07 Price Changed $279,000 AcadianaMLS
• 2025-07-07 Price Changed $279,000 GSREIN
• 2025-05-18 Listed $289,000 AcadianaMLS
• 2019-12-23 Sold (Public Records) $200,000 Public Records
• 2019-12-13 Sold (MLS) $200,000 GSREIN
• 2019-09-19 Pending — GSREIN
• 2019-09-10 Listed $215,000 GSREIN
• 2019-09-10 Listed $215,000 AcadianaMLS
• 2014-09-15 Sold (MLS) $182,000 GSREIN
• 2014-03-03 Listed $182,000 AcadianaMLS
• 2014-03-03 Listed $182,000 GSREIN

Property tax history

+1.0%/yr

Latest (2025): $2,519 · -2.4% YoY. Source: county tax records.