740 English Oak Dr · Madisonville, LA 70447

$370,000

3 bd · 2.0 ba · 1,987 sqft · SingleFamily public records · 62 Days on market

Built 2017 0.26 ac lot $186/sqft · 16% below area Est $443k · 16% under $30/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).

• ARV discount +14.9/15.0
• Cash flow +7.6/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully maintained 3-bedroom, 2-bath home offering an inviting open-concept design with a formal dining area perfect for entertaining. The kitchen features granite countertops, stainless steel gas appliances, a brand-new over-range microwave, a spacious walk-in pantry, and a convenient mudroom just off the kitchen that adds extra workspace or storage. Original cabinetry has been reinstalled, replacing the floating shelves for added functionality and charm. Enjoy brand-new carpet installed October 2025 in all bedrooms, fresh interior paint, and updated lighting throughout, creating a true move-in-ready feel. The spacious primary suite boasts a large walk-in closet and a private bath with granite countertops. Designed with efficiency and durability in mind, this home includes a post-tension slab, energy-efficient tankless water heater, and radiant barrier decking in the attic. As an added bonus, the home comes equipped with a dedicated alkaline/pH reverse osmosis water filtration system with its own faucet.

Key facts

• Open-concept design
• Convenient mudroom
• Formal dining area

Tags

• OPEN-CONCEPT DESIGN
• FORMAL DINING AREA
• GRANITE COUNTERTOPS
• STAINLESS STEEL GAS APPLIANCES
• WALK-IN PANTRY
• CONVENIENT MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (34.9% below list).
• Recommended offer: $241k (34.9% below list) — sets the bar for 1% rule.

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: 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3k of loan paydown is wiped out by about $11k 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 62 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.

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 $241,039 (34.9% 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 62 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 12.8

CMA / ARV

• ARV (median comp): $442,742
• List price: $370,000
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 English Oak Dr	0.29mi	3/2.0	1,987 (0%)	4mo	$398,000	$200	83
392 Gaude Ct	0.37mi	3/2.0	2,050 (+3%)	2mo	$568,000	$277	76
341 Old Place Ln	0.36mi	4/2.0 (+1)	1,967 (-1%)	3mo	$345,000	$175	74
733 English Oak Dr	0.05mi	4/2.0 (+1)	2,204 (+11%)	3mo	$368,000	$167	72
134 Laurel Oaks Rd	0.28mi	4/2.0 (+1)	1,954 (-2%)	10mo	$329,900	$169	71
172 Fayedaye Dr	0.28mi	4/2.0 (+1)	2,126 (+7%)	2mo	$362,000	$170	68
429 Katie Ct	0.30mi	3/2.5	2,217 (+12%)	3mo	$370,000	$167	62
236 Fayedaye Dr	0.40mi	4/3.0 (+1)	2,043 (+3%)	9mo	$383,000	$187	60
777 Jackson Ct	0.69mi	3/2.0	1,887 (-5%)	10mo	$335,000	$178	52
809 Jackson Ct	0.69mi	4/3.0 (+1)	2,072 (+4%)	2mo	$350,000	$169	50
232 Ruelle Du Chene Dr	0.71mi	4/3.0 (+1)	1,998 (+1%)	9mo	$325,000	$163	49
100 Pine Ave	0.57mi	3/2.0	2,268 (+14%)	1mo	$380,000	$168	49

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-88,347
• Equity at exit: $55,168

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-113,743
• Equity at exit: $31,991

Cash invested: $103,600 (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: 249
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$154
• HOA: −$30
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-444

Break-even live

Break-even rent $2,973

Max offer price $291,508

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-340	+0% $-444	+5% $-549	+10% $-654
Rent	-10% $-635	-5% $-540	+0% $-444	+5% $-349	+10% $-254
Rate	-1.0pp $-258	-0.5pp $-350	base $-444	+0.5pp $-540	+1.0pp $-638

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	24d	1	0.35mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	22d	1	0.52mi
166 White Heron Dr Unit 166 Madisonville, LA	3.0	2.5	1800	$1,800	$1.00	45d	1	0.95mi
223 Snowy Egret Ct Madisonville, LA	3.0	2.5	1887	$2,100	$1.11	45d	1	1.00mi
69332 Taverny Ct Madisonville, LA	3.0	2.0	2000	$2,250	$1.12	45d	1	1.32mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: watergas

Listing history 32 events

1. 2026-06-21
   pricedays on market $370,000 Active 62 DOM
2. 2026-06-18
   days on market $375,000 Active 59 DOM
3. 2026-06-17
   days on market $375,000 Active 58 DOM
4. 2026-06-16
   days on market $375,000 Active 57 DOM
5. 2026-06-15
   days on market $375,000 Active 56 DOM
6. 2026-06-13
   days on market $375,000 Active 54 DOM
7. 2026-06-10
   days on market $375,000 Active 51 DOM
8. 2026-06-09
   days on market $375,000 Active 50 DOM
9. 2026-06-08
   days on market $375,000 Active 49 DOM
10. 2026-06-07
    days on market $375,000 Active 48 DOM
11. 2026-06-03
    days on market $375,000 Active 44 DOM
12. 2026-06-02
    pricedays on market $375,000 Active 43 DOM
13. 2026-06-01
    days on market $380,000 Active 42 DOM
14. 2026-05-31
    days on market $380,000 Active 41 DOM
15. 2026-04-17
    listed $380,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath home offering an inviting open-concept design with a formal dining area perfect for entertaining. The kitchen features granite countertops, stainless steel gas appliances, a brand-new over-range microwave, a spacious walk-in pantry, and a convenient mudroom just off the kitchen that adds extra workspace or storage. Original cabinetry has been reinstalled, replacing the floating shelves for added functionality and charm. Enjoy brand-new carpet installed October 2025 in all bedrooms, fresh interior paint, and updated lighting throughout, creating a true move-in-ready feel. The spacious primary suite boasts a large walk-in closet and a private bath with granite countertops. Designed with efficiency and durability in mind, this home includes a post-tension slab, energy-efficient tankless water heater, and radiant barrier decking in the attic. As an added bonus, the home comes equipped with a dedicated alkaline/pH reverse osmosis water filtration system with its own faucet.

16. 2026-04-17
    listed $380,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Step into this beautifully maintained 3-bedroom, 2-bath home offering an inviting open-concept design with a formal dining area perfect for entertaining. The kitchen features granite countertops, stainless steel gas appliances, a brand-new over-range microwave, a spacious walk-in pantry, and a convenient mudroom just off the kitchen that adds extra workspace or storage. Original cabinetry has been reinstalled, replacing the floating shelves for added functionality and charm. Enjoy brand-new carpet installed October 2025 in all bedrooms, fresh interior paint, and updated lighting throughout, creating a true move-in-ready feel. The spacious primary suite boasts a large walk-in closet and a private bath with granite countertops. Designed with efficiency and durability in mind, this home includes a post-tension slab, energy-efficient tankless water heater, and radiant barrier decking in the attic. As an added bonus, the home comes equipped with a dedicated alkaline/pH reverse osmosis water filtration system with its own faucet.

17. 2026-02-03
    price $365,000
18. 2026-02-03
    price $365,000
19. 2026-01-12
    price $369,000
20. 2026-01-12
    price $369,000
21. 2025-11-30
    price $373,000
22. 2025-11-30
    price $373,000
23. 2025-10-10
    listed $375,000 Active
24. 2022-05-27
    soldstatus $345,000
25. 2022-05-25
    soldstatus $345,000 Closed
26. 2022-03-25
    status Pending
27. 2022-03-11
    listed $345,000
28. 2022-03-11
    listed $345,000 Active
29. 2017-06-08
    soldstatus $260,505 Sold
30. 2017-04-26
    status Under Contract
31. 2017-03-07
    listed $260,505 Active
32. 2017-03-07
    listed $260,505

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,689 · $224/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 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: $28,925
• − Mortgage interest: −$20,726
• − Property taxes: −$2,689
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$360
• − Depreciation: −$10,764
• Taxable loss: −$12,091
• Est. tax savings @ 24.0%: +$2,902
• After-tax cash flow: $-2,430/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

+45.9% since first listed

18 events — show timeline

• 2026-04-17 Listed $380,000 GSREIN
• 2026-04-17 Listed $380,000 AcadianaMLS
• 2026-02-03 Price Changed $365,000 AcadianaMLS
• 2026-02-03 Price Changed $365,000 GSREIN
• 2026-01-12 Price Changed $369,000 AcadianaMLS
• 2026-01-12 Price Changed $369,000 GSREIN
• 2025-11-30 Price Changed $373,000 AcadianaMLS
• 2025-11-30 Price Changed $373,000 GSREIN
• 2025-10-10 Listed $375,000 AcadianaMLS
• 2022-05-27 Sold (Public Records) $345,000 Public Records
• 2022-05-25 Sold (MLS) $345,000 GSREIN
• 2022-03-25 Pending — GSREIN
• 2022-03-11 Listed $345,000 GSREIN
• 2022-03-11 Listed $345,000 AcadianaMLS
• 2017-06-08 Sold (MLS) $260,505 GSREIN
• 2017-04-26 Pending — GSREIN
• 2017-03-07 Listed $260,505 GSREIN
• 2017-03-07 Listed $260,505 AcadianaMLS

Property tax history

+21.3%/yr

Latest (2025): $2,689 · -2.4% YoY. Source: county tax records.