133 Scott St · Madisonville, LA 70447

$225,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 15 Days on market

Built 2012 5,937 sqft lot $184/sqft · at area comps Est $233k · at est.

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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 +19.8/30.0
• ARV discount +9.0/15.0
• DSCR +6.3/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• 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

Welcome Home to 133 Scott St, Madisonville, LA! This charming 3-bedroom, 2-bathroom home sits on an oversized corner lot in the heart of Madisonville, offering plenty of space both inside and out. With no carpet throughout, the home features easy-to-maintain tile flooring in every room, keeping things cool and clean year-round. The kitchen is a true standout, boasting rich cherry wood cabinetry, granite countertops, a peninsula breakfast bar, pendant lighting, and stainless appliances. The generous bedrooms offer comfortable retreats, each with ceiling fans and ample closet space, while the bathrooms are well-appointed with granite vanities and classic finishes. Step outside and enjoy the massive corner lot with a large covered back patio -- complete with a ceiling fan -- ideal for relaxing Louisiana evenings. The fully fenced backyard provides privacy and plenty of room to roam, while a storage shed and covered carport add even more functionality. The sprawling front yard is framed by mature trees, and the home's charming curb appeal makes a wonderful first impression from every angle. Don't miss your chance to own this move-in ready gem in one of Louisiana's most charming small towns and just minutes from the I-12 corridor!

Key facts

• Oversized corner lot
• Tile flooring
• Covered back patio

Tags

• OVERSIZED CORNER LOT
• TILE FLOORING
• CHERRY WOOD CABINETRY
• GRANITE COUNTERTOPS
• PENINSULA BREAKFAST BAR
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: Attached covered carport
• Utilities: Well water; Septic sewer
• Home design: Single-story; Vinyl siding; Slab foundation; Very good condition; Corner lot; City lot; Oversized lot; Lot dimensions approximately 50 x 120
• Construction: Shingle roof; Vinyl siding construction; Built on slab foundation
• Exterior features: Fenced yard; Covered patio/porch; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Granite counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $207k (7.9% below list).
• Recommended offer: $207k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 14y 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 $168k; 34% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,294 (7.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $232,908
• List price: $225,000
• Delta: -3.40%
• 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
132 Scott St	0.03mi	3/2.0	1,224 (0%)	13mo	$227,000	$185	88
103 Bryant St	0.17mi	3/2.0	1,305 (+7%)	3mo	$249,900	$191	78
113 Bryant St	0.17mi	3/2.0	1,320 (+8%)	1mo	$249,900	$189	78
140 Poe St	0.15mi	3/2.0	1,237 (+1%)	23mo	$244,000	$197	72
101 Madison Ave	0.26mi	3/2.0	1,256 (+3%)	14mo	$205,300	$163	71
111 Bryant St	0.17mi	3/2.0	1,325 (+8%)	10mo	$239,000	$180	70
108 Mardi St	0.35mi	3/2.0	1,184 (-3%)	11mo	$175,000	$148	69
115 Bryant St	0.17mi	3/2.0	1,320 (+8%)	15mo	$234,500	$178	66
117 Bryant St	0.16mi	3/2.0	1,320 (+8%)	16mo	$234,900	$178	66
124 Davis St	0.30mi	3/2.0	1,336 (+9%)	8mo	$225,000	$168	64
122 Madison Ave	0.25mi	3/2.0	1,339 (+9%)	11mo	$236,000	$176	64
344 Brewster Rd	0.46mi	3/2.0	1,323 (+8%)	21mo	$232,000	$175	48

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-19,454
• Equity at exit: $33,548

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,728
• Equity at exit: $19,454

Cash invested: $63,000 (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 70447

• Home prices YoY: -28.1%
• Active inventory: 252
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $268

Break-even live

Break-even rent $1,733

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $396	-5% $332	+0% $268	+5% $205	+10% $141
Rent	-10% $105	-5% $186	+0% $268	+5% $350	+10% $432
Rate	-1.0pp $382	-0.5pp $326	base $268	+0.5pp $210	+1.0pp $151

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Scott St Madisonville, LA	3.0	2.0	1264	$1,750	$1.38	21d	1	0.06mi
138 Poe St Madisonville, LA	3.0	2.0	1109	$1,700	$1.53	24d	1	0.16mi
118 Poe St Madisonville, LA	3.0	2.0	1287	$1,650	$1.28	24d	1	0.19mi
71736 Spike Dr Madisonville, LA	3.0	2.0	1067	$1,550	$1.45	24d	1	1.40mi
71772 Spike Dr Madisonville, LA	3.0	2.0	1001	$1,800	$1.80	4d	1	1.45mi

Listing history 42 events

1. 2026-06-18
   days on market $225,000 Active 15 DOM
2. 2026-06-17
   days on market $225,000 Active 14 DOM
3. 2026-06-16
   days on market $225,000 Active 13 DOM
4. 2026-06-15
   days on market $225,000 Active 12 DOM
5. 2026-06-13
   days on market $225,000 Active 10 DOM
6. 2026-06-10
   days on market $225,000 Active 7 DOM
7. 2026-06-09
   days on market $225,000 Active 6 DOM
8. 2026-06-08
   days on market $225,000 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on marketlisting id $225,000 Active 4 DOM
11. 2026-05-31
    days on market $225,000 Active 60 DOM
12. 2026-04-01
    status Active
13. 2026-04-01
    listed $225,000 Active 378-char remark
14. 2026-04-01
    listed $225,000 Active
15. 2026-03-31
    status Active
16. 2026-03-31
    status Active
17. 2026-03-31
    price $225,000
18. 2026-03-30
    price $225,000
19. 2025-10-09
    listed $235,000 Active
20. 2025-10-09
    listed $235,000 Active
21. 2024-08-22
    historical $1,700
22. 2024-08-14
    listed $1,700
23. 2021-01-12
    soldstatus $167,500
24. 2021-01-08
    soldstatus $167,500 Closed
25. 2020-11-24
    status Pending
26. 2020-11-23
    status Active
27. 2020-11-21
    status Pending
28. 2020-11-17
    listed $160,000
29. 2020-11-17
    listed $160,000 Active
30. 2018-07-20
    soldstatus $150,000 Sold
31. 2018-07-20
    soldstatus $150,000
32. 2018-06-27
    historical Pending Continue to Show
33. 2018-06-10
    price $150,000
34. 2018-06-10
    status Active
35. 2018-05-22
    historical Pending Continue to Show
36. 2018-05-12
    price $154,000
37. 2018-04-28
    listed $159,000 Active
38. 2018-04-28
    listed $150,000
39. 2013-03-22
    soldstatus $127,500
40. 2012-07-20
    listed $130,000
41. 2012-07-20
    listed $130,000
42. 2006-09-28
    soldstatus $20,500

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$90/yr (+$7/mo · 7.8%)

ⓘ 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 · 21 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: $24,875
• − Mortgage interest: −$12,603
• − Property taxes: −$1,148
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$6,545
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $3,346/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

+997.6% since first listed

33 events — show timeline

• 2026-06-03 Listed $225,000 GSREIN
• 2026-06-03 Listed $225,000 AcadianaMLS
• 2026-04-01 Relisted — GBRMLS
• 2026-04-01 Listed $225,000 AcadianaMLS
• 2026-04-01 Listed $225,000 GBRMLS
• 2026-03-31 Relisted — AcadianaMLS
• 2026-03-31 Relisted — GBRMLS
• 2026-03-31 Price Changed $225,000 GBRMLS
• 2026-03-30 Price Changed $225,000 AcadianaMLS
• 2025-10-09 Listed $235,000 GBRMLS
• 2025-10-09 Listed $235,000 AcadianaMLS
• 2024-08-22 Rental Removed $1,700 GSREIN
• 2024-08-14 Listed for Rent $1,700 GSREIN
• 2021-01-12 Sold (Public Records) $167,500 Public Records
• 2021-01-08 Sold (MLS) $167,500 GSREIN
• 2020-11-24 Pending — GSREIN
• 2020-11-23 Relisted — GSREIN
• 2020-11-21 Pending — GSREIN
• 2020-11-17 Listed $160,000 AcadianaMLS
• 2020-11-17 Listed $160,000 GSREIN
• 2018-07-20 Sold (Public Records) $150,000 Public Records
• 2018-07-20 Sold (MLS) $150,000 GSREIN
• 2018-06-27 Contingent — GSREIN
• 2018-06-10 Price Changed $150,000 GSREIN
• 2018-06-10 Relisted — GSREIN
• 2018-05-22 Contingent — GSREIN
• 2018-05-12 Price Changed $154,000 GSREIN
• 2018-04-28 Listed $150,000 AcadianaMLS
• 2018-04-28 Listed $159,000 GSREIN
• 2013-03-22 Sold (MLS) $127,500 GSREIN
• 2012-07-20 Listed $130,000 AcadianaMLS
• 2012-07-20 Listed $130,000 GSREIN
• 2006-09-28 Sold (Public Records) $20,500 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,148 · -2.4% YoY. Source: county tax records.