10040 Cesson Court Ct · Madisonville, LA 70447

$294,900

4 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 160 Days on market

Built 2016 $157/sqft · at area comps Est $306k · at est. $23/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 +20.4/30.0
• ARV discount +9.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this immaculately maintained 4-bedroom, 2-bath home located in the desirable Village of Bocage. The interior features wood flooring in the living areas, tile in the kitchen and laundry room, and carpeted bedrooms. Fresh paint throughout adds a bright, move-in-ready feel. The kitchen and bathrooms are finished with 3cm granite countertops. The primary suite offers a relaxing garden tub. Enjoy the living room's gas fireplace accented with decorative molding. Out back, unwind on the extended covered patio overlooking a peaceful pond. A storage shed provides additional space for tools and equipment. This home combines comfort, functionality, and a great setting.

Key facts

• Wood flooring
• Tile in kitchen
• Gas fireplace

Tags

• WOOD FLOORING
• TILE IN KITCHEN
• GRANITE COUNTERTOPS
• GARDEN TUB
• GAS FIREPLACE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/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 $287k (2.6% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; 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 $9k 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 160 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $199k; 48% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.97% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $305,651
• List price: $294,900
• Delta: -3.52%
• 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
69484 Taverny Ct	0.16mi	3/2.0 (-1)	1,747 (-7%)	4mo	$280,000	$160	73
69628 Taverny Ct	0.13mi	3/2.0 (-1)	1,715 (-8%)	4mo	$272,000	$159	72
69261 Taverny Ct	0.30mi	3/2.0 (-1)	1,732 (-8%)	0mo	$286,000	$165	68
70048 Hirson Ct	0.25mi	3/2.0 (-1)	1,689 (-10%)	0mo	$267,000	$158	67
28507 Rosedust Ln	0.22mi	3/2.0 (-1)	1,683 (-10%)	2mo	$238,000	$141	66
10136 Cesson Ct	0.10mi	3/2.0 (-1)	1,615 (-14%)	3mo	$271,000	$168	65
28621 Venette Ct	0.64mi	4/2.0	1,939 (+3%)	3mo	$310,000	$160	62
41803 Snowball Cir	0.26mi	3/2.0 (-1)	1,644 (-12%)	6mo	$239,900	$146	57
41958 Snowball Cir	0.43mi	3/2.0 (-1)	1,617 (-14%)	3mo	$229,000	$142	50
41040 Sky Brook Pl	0.43mi	3/2.0 (-1)	1,617 (-14%)	6mo	$1,850	$1	47
41911 Snowball Cir	0.50mi	3/2.0 (-1)	1,617 (-14%)	4mo	$230,000	$142	45
28307 Loiret Ct	0.64mi	3/2.0 (-1)	1,689 (-10%)	6mo	$255,000	$151	44

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-23,264
• Equity at exit: $43,971

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $11,173
• Equity at exit: $25,498

Cash invested: $82,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,872 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$123
• HOA: −$23
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $386

Break-even live

Break-even rent $2,383

Max offer price $294,900

Occupancy floor 82%

Sensitivity live

Price	-10% $553	-5% $469	+0% $386	+5% $302	+10% $219
Rent	-10% $159	-5% $272	+0% $386	+5% $499	+10% $613
Rate	-1.0pp $534	-0.5pp $461	base $386	+0.5pp $309	+1.0pp $232

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69332 Taverny Ct Madisonville, LA	3.0	2.0	2000	$2,250	$1.12	44d	1	0.28mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	24d	1	1.40mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $294,900 Active 160 DOM
2. 2026-06-17
   days on market $294,900 Active 159 DOM
3. 2026-06-16
   days on market $294,900 Active 158 DOM
4. 2026-06-15
   days on market $294,900 Active 157 DOM
5. 2026-06-13
   days on market $294,900 Active 155 DOM
6. 2026-06-10
   days on market $294,900 Active 152 DOM
7. 2026-06-09
   days on market $294,900 Active 151 DOM
8. 2026-06-08
   days on market $294,900 Active 150 DOM
9. 2026-06-08
   price $294,900 Active 149 DOM
10. 2026-06-07
    days on market $300,000 Active 149 DOM
11. 2026-06-03
    days on market $300,000 Active 145 DOM
12. 2026-06-02
    days on market $300,000 Active 144 DOM
13. 2026-06-01
    days on market $300,000 Active 143 DOM
14. 2026-05-31
    days on market $300,000 Active 142 DOM
15. 2026-03-06
    price $300,000 678-char remark

    Show marketing remark (684 chars)

    Step inside this immaculately maintained 4-bedroom, 2-bath home located in the desirable Village of Bocage. The interior features wood flooring in the living areas, tile in the kitchen and laundry room, and carpeted bedrooms. Fresh paint throughout adds a bright, move-in-ready feel. The kitchen and bathrooms are finished with 3cm granite countertops. The primary suite offers a relaxing garden tub. Enjoy the living room’s gas fireplace accented with decorative molding. Out back, unwind on the extended covered patio overlooking a peaceful pond. A storage shed provides additional space for tools and equipment. This home combines comfort, functionality, and a great setting.

16. 2026-03-06
    price $300,000 684-char remark

    Show marketing remark (684 chars)

    Step inside this immaculately maintained 4-bedroom, 2-bath home located in the desirable Village of Bocage. The interior features wood flooring in the living areas, tile in the kitchen and laundry room, and carpeted bedrooms. Fresh paint throughout adds a bright, move-in-ready feel. The kitchen and bathrooms are finished with 3cm granite countertops. The primary suite offers a relaxing garden tub. Enjoy the living room’s gas fireplace accented with decorative molding. Out back, unwind on the extended covered patio overlooking a peaceful pond. A storage shed provides additional space for tools and equipment. This home combines comfort, functionality, and a great setting.

17. 2026-01-04
    listed $308,000 Active 678-char remark

    Show marketing remark (684 chars)

    Step inside this immaculately maintained 4-bedroom, 2-bath home located in the desirable Village of Bocage. The interior features wood flooring in the living areas, tile in the kitchen and laundry room, and carpeted bedrooms. Fresh paint throughout adds a bright, move-in-ready feel. The kitchen and bathrooms are finished with 3cm granite countertops. The primary suite offers a relaxing garden tub. Enjoy the living room’s gas fireplace accented with decorative molding. Out back, unwind on the extended covered patio overlooking a peaceful pond. A storage shed provides additional space for tools and equipment. This home combines comfort, functionality, and a great setting.

18. 2026-01-04
    listed $308,000 Active 684-char remark

    Show marketing remark (684 chars)

    Step inside this immaculately maintained 4-bedroom, 2-bath home located in the desirable Village of Bocage. The interior features wood flooring in the living areas, tile in the kitchen and laundry room, and carpeted bedrooms. Fresh paint throughout adds a bright, move-in-ready feel. The kitchen and bathrooms are finished with 3cm granite countertops. The primary suite offers a relaxing garden tub. Enjoy the living room’s gas fireplace accented with decorative molding. Out back, unwind on the extended covered patio overlooking a peaceful pond. A storage shed provides additional space for tools and equipment. This home combines comfort, functionality, and a great setting.

19. 2016-10-28
    soldstatus $198,900 Sold
20. 2016-07-29
    listed $198,900
21. 2016-07-29
    listed $198,900

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $34,460
• − Mortgage interest: −$16,519
• − Property taxes: −$2,285
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − HOA: −$276
• − Depreciation: −$8,579
• Taxable loss: −$187
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $4,675/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

+50.8% since first listed

7 events — show timeline

• 2026-03-06 Price Changed $300,000 AcadianaMLS
• 2026-03-06 Price Changed $300,000 GSREIN
• 2026-01-04 Listed $308,000 GSREIN
• 2026-01-04 Listed $308,000 AcadianaMLS
• 2016-10-28 Sold (MLS) $198,900 GSREIN
• 2016-07-29 Listed $198,900 AcadianaMLS
• 2016-07-29 Listed $198,900 GSREIN

Property tax history

-0.8%/yr

Latest (2025): $2,285 · -2.4% YoY. Source: county tax records.