42056 Dothan Pl · Madisonville, LA 70454

$226,500

3 bd · 2.0 ba · 1,383 sqft · SingleFamily public records · 76 Days on market

Built 2022 8,276 sqft lot $164/sqft · 7% below area Est $239k · 5% under

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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 +17.7/30.0
• ARV discount +9.8/15.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• 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

Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

Key facts

• Large driveway
• Nice yard space
• Quiet neighborhood

Tags

• LOW MAINTENANCE BRICK FACADE
• LARGE DRIVEWAY
• NICE YARD SPACE
• MINUTES FROM LOCAL AMENITIES
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $183 ($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 (9.1% below list).
• Recommended offer: $206k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.7% 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; 527 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 76 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,944 (9.1% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 0.91% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $238,861
• List price: $226,500
• Delta: -5.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42125 Dothan Pl	0.11mi	3/2.0	1,394 (+1%)	6mo	$219,500	$157	89
42165 Millbrook Way	0.13mi	3/2.0	1,424 (+3%)	0mo	$260,000	$183	89
42174 Dothan Pl	0.19mi	3/2.0	1,397 (+1%)	1mo	$225,500	$161	89
42086 Dothan Pl	0.06mi	3/2.0	1,459 (+6%)	1mo	$242,000	$166	87
42159 Atmore Pl	0.24mi	3/2.0	1,394 (+1%)	3mo	$215,000	$154	85
42151 Jasper Ln	0.18mi	3/2.0	1,424 (+3%)	8mo	$239,900	$168	80
41519 Dothan Pl	0.09mi	3/2.0	1,510 (+9%)	3mo	$235,000	$156	78
42178 Blakely Pl	0.36mi	3/2.0	1,394 (+1%)	8mo	$220,000	$158	75
42190 Blakely Pl	0.37mi	3/2.0	1,445 (+4%)	3mo	$235,000	$163	73
42201 Millbrook Way	0.20mi	3/2.0	1,437 (+4%)	16mo	$237,000	$165	71
26384 April Ln	0.28mi	2/2.0 (-1)	1,458 (+5%)	3mo	$249,000	$171	70
42171 Millbrook Way	0.14mi	3/2.0	1,564 (+13%)	11mo	$240,000	$153	63

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-29,800
• Equity at exit: $33,772

10-year hold

• IRR: -8.3%
• Equity multiple: 0.53×
• Total profit: $-29,634
• Equity at exit: $19,584

Cash invested: $63,420 (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: 527
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,188
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $183

Break-even live

Break-even rent $1,827

Max offer price $226,500

Occupancy floor 86%

Sensitivity live

Price	-10% $312	-5% $248	+0% $183	+5% $119	+10% $55
Rent	-10% $21	-5% $102	+0% $183	+5% $265	+10% $346
Rate	-1.0pp $298	-0.5pp $241	base $183	+0.5pp $125	+1.0pp $65

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: $56,625
• Closing costs: $6,795
• 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	45d	1	0.45mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	45d	1	0.65mi

Listing history 26 events

1. 2026-06-21
   days on market $226,500 Active 76 DOM
2. 2026-06-19
   days on market $226,500 Active 74 DOM
3. 2026-06-18
   days on market $226,500 Active 73 DOM
4. 2026-06-17
   days on market $226,500 Active 72 DOM
5. 2026-06-16
   days on market $226,500 Active 71 DOM
6. 2026-06-15
   days on market $226,500 Active 70 DOM
7. 2026-06-14
   days on market $226,500 Active 68 DOM
8. 2026-06-13
   days on market $226,500 Active 67 DOM
9. 2026-06-10
   days on market $226,500 Active 65 DOM
10. 2026-06-09
    days on market $226,500 Active 64 DOM
11. 2026-06-09
    price $226,500 Active 63 DOM
12. 2026-06-08
    days on market $230,500 Active 63 DOM
13. 2026-06-07
    days on market $230,500 Active 62 DOM
14. 2026-06-05
    days on market $230,500 Active 59 DOM
15. 2026-06-03
    days on market $230,500 Active 58 DOM
16. 2026-06-02
    days on market $230,500 Active 57 DOM
17. 2026-06-01
    days on market $230,500 Active 56 DOM
18. 2026-05-31
    days on market $230,500 Active 55 DOM
19. 2026-05-30
    days on market $230,500 Active 54 DOM
20. 2026-05-18
    price $230,500 701-char remark

    Show marketing remark (701 chars)

    Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

21. 2026-05-18
    price $230,500 701-char remark

    Show marketing remark (701 chars)

    Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

22. 2026-04-29
    price $234,500 701-char remark

    Show marketing remark (701 chars)

    Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

23. 2026-04-29
    price $234,500 701-char remark

    Show marketing remark (701 chars)

    Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

24. 2026-04-06
    listed $238,500 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

25. 2026-04-06
    listed $238,500 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome home to 42056 Dothan Place! This charming 3 bedroom, 2 bathroom home offers 1,363 living square feet and a spacious 2 car garage, perfect for comfortable every day living. Step inside to find a functional layout with plenty of natural light, ideal for both relaxing and entertaining. The exterior features a low-maintenance brick facade, a large driveway, and a nice yard space to enjoy. Located in Ponchatoula, just minutes from local amenities, shopping and dining. Features 3 bedrooms, 2 bathrooms, 1,363 living sq ft, 2 car garage, and a quiet neighborhood. This home is perfect for first-time buyers, downsizers, or anyone looking for a move in property in a great location. Flood Zone X.

26. 2022-10-19
    listed $216,530

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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: −$12,688
• − Property taxes: −$1,936
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$6,589
• Taxable loss: −$1,586
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $2,582/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

+6.5% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $230,500 AcadianaMLS
• 2026-05-18 Price Changed $230,500 GBRMLS
• 2026-04-29 Price Changed $234,500 AcadianaMLS
• 2026-04-29 Price Changed $234,500 GBRMLS
• 2026-04-06 Listed $238,500 GBRMLS
• 2026-04-06 Listed $238,500 AcadianaMLS
• 2022-10-19 Listed $216,530 AcadianaMLS

Property tax history

+76.2%/yr

Latest (2025): $1,936 · +1.0% YoY. Source: county tax records.