41486 Dothan Pl · Madisonville, LA 70454

$250,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily · 130 Days on market

Built 2023 Good condition 7,840 sqft lot $137/sqft · at area comps Est $251k · at est. $21/mo HOA · 1% 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).

• Cash flow +14.3/30.0
• ARV discount +7.6/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

Key facts

• Upgraded gas range
• Open living area
• Granite countertops

Tags

• OPEN LIVING AREA
• GRANITE COUNTERTOPS
• UPGRADED GAS RANGE
• LUXURY VINYL PLANK FLOORING
• TANKLESS WATER HEATER
• WOODEN FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $44 ($523/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 $227k (9.3% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.5% 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: crime A+, employment A+, housing 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.
• Zoned schools: Champ Cooper Elementary School (math 18% / reading 41%, grade F, #333 of 646 statewide, top 54%, 1,126 students, 57% FRL); Ponchatoula High School (math 29% / reading 40%, grade F, #106 of 265 statewide, top 43%, 2,262 students, 51% FRL) — zoned schools average 54% FRL vs 73% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 527 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 38% 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 $8k 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 130 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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. 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?
7. 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.
8. 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.
9. 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: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $250,658
• List price: $250,000
• Delta: -0.26%
• 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
42114 Dothan Pl	0.07mi	4/2.0	1,820 (0%)	1mo	$260,000	$143	96
42159 Delacer Ln	0.12mi	3/2.0 (-1)	1,685 (-7%)	7mo	$264,000	$157	71
26092 Salt Grass Dr	0.54mi	4/2.5	1,833 (+1%)	1mo	$269,235	$147	71
42195 Millbrook Way	0.16mi	3/2.0 (-1)	1,593 (-12%)	1mo	$234,400	$147	66
42513 Blue Bay Dr	0.58mi	4/2.5	1,738 (-4%)	0mo	$258,023	$148	63
42521 Blue Bay Dr	0.58mi	3/2.0 (-1)	1,887 (+4%)	2mo	$271,015	$144	60
42143 Blue Bay Dr	0.63mi	3/2.0 (-1)	1,887 (+4%)	1mo	$274,800	$146	58
42318 Blue Bay Dr	0.75mi	3/2.0 (-1)	1,887 (+4%)	1mo	$271,354	$144	53
42362 Blue Bay Dr	0.72mi	3/2.0 (-1)	1,887 (+4%)	8mo	$270,150	$143	49
26237 Crown Dr	0.71mi	3/3.0 (-1)	1,762 (-3%)	6mo	$296,000	$168	48
42416 Blue Bay Dr	0.60mi	4/3.0	2,072 (+14%)	3mo	$279,980	$135	42
42282 Blue Bay Dr	0.69mi	4/3.0	2,072 (+14%)	3mo	$283,715	$137	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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-42,906
• Equity at exit: $37,276

10-year hold

• IRR: -15.2%
• Equity multiple: 0.23×
• Total profit: $-54,032
• Equity at exit: $21,615

Cash invested: $70,000 (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: $2,269 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$21
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $44

Break-even live

Break-even rent $2,214

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $216	-5% $130	+0% $44	+5% $-43	+10% $-129
Rent	-10% $-136	-5% $-46	+0% $44	+5% $133	+10% $223
Rate	-1.0pp $170	-0.5pp $107	base $44	+0.5pp $-21	+1.0pp $-87

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.39mi
26122 Trinity Ln Ponchatoula, LA	4.0	3.0	2175	$2,500	$1.15	45d	1	0.62mi
42290 Blue Bay Dr Ponchatoula, LA	4.0	2.0	1858	$2,150	$1.16	45d	1	0.70mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergas

Listing history 14 events

1. 2026-06-02
   status $250,000 Pending 130 DOM
2. 2026-06-01
   days on market $250,000 Active 130 DOM
3. 2026-05-31
   days on market $250,000 Active 129 DOM
4. 2026-05-30
   days on market $250,000 Active 128 DOM
5. 2026-03-31
   price $250,000 507-char remark

   Show marketing remark (508 chars)

   This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

6. 2026-03-31
   price $250,000 508-char remark

   Show marketing remark (508 chars)

   This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

7. 2026-02-18
   price $255,000 507-char remark

   Show marketing remark (508 chars)

   This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

8. 2026-02-18
   price $255,000 508-char remark

   Show marketing remark (508 chars)

   This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

9. 2026-01-22
   listed $265,000 Active 507-char remark

   Show marketing remark (508 chars)

   This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

10. 2026-01-22
    listed $265,000 Active 508-char remark

    Show marketing remark (508 chars)

    This home was built just three years ago by DSLD. Features an open living area with split floor plan including 4beds/2baths. Granite countertops! Upgraded gas range, luxury vinyl plank flooring, tankless water heater. Lot backs up to the woods and has a wooden fence in the backyard for ultimate privacy. Primary bathroom comes complete with dual sinks, dual closets, soaker tub and separate shower. Move in ready!! Seller is willing to repaint the dining room back to it's original color per buyer request.

11. 2023-04-19
    soldstatus $249,240 Closed
12. 2023-03-17
    listed $249,240
13. 2023-03-17
    historical
14. 2023-03-17
    listed $249,240

ⓘ 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: $27,225
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$252
• − Depreciation: −$7,273
• Taxable loss: −$3,660
• Est. tax savings @ 24.0%: +$878
• After-tax cash flow: $1,402/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home, built just three years ago, offers a good condition with minimal repairs needed. The property's curb appeal and interior aesthetics can be further enhanced with a fresh coat of paint and energy-efficient updates.

Value-add opportunities

• Both Paint the dining room back to its original color — Enhances curb appeal and interior aesthetics
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and adds a modern touch
• Both Install smart home devices for enhanced convenience and energy savings — Enhances home automation and adds value to the property

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the dining room back to its original color — Enhances curb appeal and interior aesthetics ↑
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and adds a modern touch ↑
• Both Install smart home devices for enhanced convenience and energy savings — Enhances home automation and adds value to the property ↑

ⓘ 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: 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

+0.3% since first listed

10 events — show timeline

• 2026-03-31 Price Changed $250,000 AcadianaMLS
• 2026-03-31 Price Changed $250,000 GSREIN
• 2026-02-18 Price Changed $255,000 AcadianaMLS
• 2026-02-18 Price Changed $255,000 GSREIN
• 2026-01-22 Listed $265,000 GSREIN
• 2026-01-22 Listed $265,000 AcadianaMLS
• 2023-04-19 Sold (MLS) $249,240 GSREIN
• 2023-03-17 Listed $249,240 GSREIN
• 2023-03-17 Listing Removed — GSREIN
• 2023-03-17 Listed $249,240 AcadianaMLS