41905 Snowball Cir · Madisonville, LA 70454

$210,000

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 11 Days on market

Built 2012 Est $273k · 23% under $22/mo HOA · 1% of rent ↓ 24% since listing

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• 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

Adorable 3 bedroom, 2 bath home in Bedico Meadows, backs up to the pond and green space. Has open floorplan. lots of cabinets for storage, as well as a walk in pantry. The primary ensuite has dual vanities, walk in shower and soaking tub. Two other bedrooms, screened back porch and a shed/workshop. Needs foundation work and repairs that need to be done. $6500 quote. Also A/C is going to need work as well. Selling as is. Will not make any repairs before selling.

Key facts

• Beautiful pond
• Shaded patio
• Garage

Tags

• SHADED PATIO
• BEAUTIFUL POND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.2% 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.
• 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; 526 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 36% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $182k; 15% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000

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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $273,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41911 Snowball Cir	0.01mi	3/2.0	1,617 (-6%)	4mo	$230,000	$142	86
41958 Snowball Cir	0.11mi	3/2.0	1,617 (-6%)	3mo	$229,000	$142	83
28507 Rosedust Ln	0.28mi	3/2.0	1,683 (-2%)	2mo	$238,000	$141	82
69261 Taverny Ct	0.36mi	3/2.0	1,732 (+1%)	0mo	$286,000	$165	82
69484 Taverny Ct	0.37mi	3/2.0	1,747 (+2%)	4mo	$280,000	$160	77
70048 Hirson Ct	0.44mi	3/2.0	1,689 (-2%)	0mo	$267,000	$158	76
69628 Taverny Ct	0.57mi	3/2.0	1,715 (-0%)	4mo	$272,000	$159	70
41173 Snowball Cir	0.50mi	3/2.0	1,585 (-8%)	0mo	$215,000	$136	64
10136 Cesson Ct	0.54mi	3/2.0	1,615 (-6%)	3mo	$271,000	$168	62
39 Hester St	0.68mi	3/2.0	1,797 (+4%)	5mo	$325,000	$181	57
28621 Venette Ct	0.35mi	4/2.0 (+1)	1,939 (+13%)	3mo	$310,000	$160	55
28515 Vintage Ln	0.65mi	3/2.0	1,476 (-14%)	4mo	$224,000	$152	43

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-17,348
• Equity at exit: $31,312

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-6,565
• Equity at exit: $18,157

Cash invested: $58,800 (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: 526
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$88
• HOA: −$22
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $339

Break-even live

Break-even rent $1,693

Max offer price $210,000

Occupancy floor 79%

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: $52,500
• Closing costs: $6,300
• 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	43d	1	0.33mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	23d	1	1.41mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 14 events

1. 2026-06-19
   days on market $210,000 Active 11 DOM
2. 2026-06-18
   days on market $210,000 Active 10 DOM
3. 2026-06-17
   days on market $210,000 Active 9 DOM
4. 2026-06-16
   days on market $210,000 Active 8 DOM
5. 2026-06-15
   days on market $210,000 Active 7 DOM
6. 2026-06-14
   days on market $210,000 Active 5 DOM
7. 2026-06-13
   days on market $210,000 Active 4 DOM
8. 2026-06-10
   days on market $210,000 Active 2 DOM
9. 2026-06-09
   pricedays on marketlisting id $210,000 Active 1 DOM
10. 2026-06-08
    days on market $190,000 Active 6 DOM
11. 2026-06-07
    days on market $190,000 Active 5 DOM
12. 2026-06-05
    days on market $190,000 Active 2 DOM
13. 2026-06-03
    remarks 465-char remark
14. 2026-06-03
    listed $190,000 Active 1 DOM

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,471
• − Mortgage interest: −$11,763
• − Property taxes: −$1,523
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − HOA: −$264
• − Depreciation: −$6,109
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $3,905/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

-24.5% since first listed

17 events — show timeline

• 2026-06-03 Listed $190,000 FSBO.com
• 2026-03-01 Pending — AcadianaMLS
• 2026-02-11 Price Changed $218,000 AcadianaMLS
• 2026-02-11 Price Changed $218,000 GSREIN
• 2026-02-09 Relisted — AcadianaMLS
• 2026-01-27 Price Changed $225,000 AcadianaMLS
• 2026-01-27 Price Changed $225,000 GSREIN
• 2026-01-06 Listed $235,000 AcadianaMLS
• 2020-09-04 Sold (Public Records) $182,000 Public Records
• 2017-03-04 Listing Removed — GSREIN
• 2017-02-18 Price Changed $182,000 GSREIN
• 2017-02-05 Listed $183,500 GSREIN
• 2017-02-05 Listed $182,000 AcadianaMLS
• 2012-09-10 Sold (MLS) $157,200 GSREIN
• 2011-12-14 Listed $157,200 AcadianaMLS
• 2011-12-14 Listed $157,200 GSREIN
• 2009-10-29 Sold (Public Records) $251,654 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,523 · +1.0% YoY. Source: county tax records.