Lebleu IV K Plan · Madisonville, LA 70447

$202,990

3 bd · 2.0 ba · 1,001 sqft · SingleFamily · 590 Days on market

Fair condition

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lebleu IV K Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1001 square feet, this layout provides the ideal space for growing families and those who love to entertain. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen. Thoughtfully designed for everyday functionality and long-term value, the Lableu IV K combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• R-15 wall insulation
• Listed 590 days

Tags

• ENERGY SMART COMMUNITY
• RADIANT BARRIER ROOF DECKING
• R-15 WALL INSULATION
• R-38 ATTIC INSULATION

🏗️ New construction. The $202,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,847.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $203k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $80 ($957/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).
• Recommended offer: $179k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 24d 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 590 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,631 (12.0% below list)

Questions for the listing agent

1. It's been on market 590 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $221,847
• List price: $202,990
• Delta: -8.50%
• 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
71704 Spike Dr	0.12mi	3/2.0	1,001 (0%)	0mo	$205,040	$205	94
71572 Spike Dr	0.06mi	3/2.0	1,001 (0%)	3mo	$208,223	$208	94
71604 Spike Dr	0.04mi	3/2.0	1,021 (+2%)	2mo	$211,130	$207	93
71772 Spike Dr	0.17mi	3/2.0	1,001 (0%)	1mo	$205,061	$205	92
71672 Spike Dr	0.11mi	3/2.0	1,001 (0%)	4mo	$206,158	$206	92
71784 Spike Dr	0.18mi	3/2.0	1,001 (0%)	4mo	$206,343	$206	89
71785 Spike Dr	0.18mi	3/2.0	1,001 (0%)	4mo	$209,146	$209	88
71732 Spike Dr	0.13mi	3/2.0	1,067 (+7%)	0mo	$215,165	$202	83
71736 Spike Dr	0.13mi	3/2.0	1,067 (+7%)	1mo	$215,127	$202	82
71724 Spike Dr	0.13mi	3/2.0	1,067 (+7%)	2mo	$219,907	$206	81
71768 Spike Dr	0.17mi	3/2.0	1,067 (+7%)	1mo	$215,240	$202	80
71720 Spike Dr	0.12mi	3/2.0	1,104 (+10%)	2mo	$216,096	$196	76

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-30,837
• Equity at exit: $33,078

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-20,185
• Equity at exit: $19,181

Cash invested: $62,117 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,163
• Tax est. 1.5%: −$277 /mo · $3,328/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $80

Break-even live

Break-even rent $1,941

Max offer price $221,847

Occupancy floor 91%

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: $55,462
• Closing costs: $6,655
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71736 Spike Dr Madisonville, LA	3.0	2.0	1067	$1,550	$1.45	23d	1	0.11mi
71772 Spike Dr Madisonville, LA	3.0	2.0	1001	$1,800	$1.80	3d	1	0.15mi
126 Scott St Madisonville, LA	3.0	2.0	1264	$1,750	$1.38	20d	1	1.30mi
118 Poe St Madisonville, LA	3.0	2.0	1287	$1,650	$1.28	23d	1	1.34mi
138 Poe St Madisonville, LA	3.0	2.0	1109	$1,700	$1.53	23d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $202,990 Active 590 DOM
2. 2026-06-17
   days on market $202,990 Active 589 DOM
3. 2026-06-16
   days on market $202,990 Active 588 DOM
4. 2026-06-15
   days on market $202,990 Active 587 DOM
5. 2026-06-13
   days on market $202,990 Active 585 DOM
6. 2026-06-10
   days on market $202,990 Active 582 DOM
7. 2026-06-09
   days on market $202,990 Active 581 DOM
8. 2026-06-08
   days on market $202,990 Active 580 DOM
9. 2026-06-07
   days on market $202,990 Active 579 DOM
10. 2026-06-03
    days on market $202,990 Active 575 DOM
11. 2026-06-02
    days on market $202,990 Active 574 DOM
12. 2026-06-01
    days on market $202,990 Active 573 DOM
13. 2026-05-31
    days on market $202,990 Active 572 DOM
14. 2025-04-22
    price $202,990 589-char remark

    Show marketing remark (589 chars)

    The Lebleu IV K Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1001 square feet, this layout provides the ideal space for growing families and those who love to entertain. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen. Thoughtfully designed for everyday functionality and long-term value, the Lableu IV K combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

15. 2025-03-03
    price $199,990 589-char remark

    Show marketing remark (589 chars)

    The Lebleu IV K Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1001 square feet, this layout provides the ideal space for growing families and those who love to entertain. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen. Thoughtfully designed for everyday functionality and long-term value, the Lableu IV K combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

16. 2024-11-13
    price $197,990 589-char remark

    Show marketing remark (589 chars)

    The Lebleu IV K Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1001 square feet, this layout provides the ideal space for growing families and those who love to entertain. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen. Thoughtfully designed for everyday functionality and long-term value, the Lableu IV K combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

17. 2024-11-05
    listed $193,990 Active 589-char remark

    Show marketing remark (589 chars)

    The Lebleu IV K Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1001 square feet, this layout provides the ideal space for growing families and those who love to entertain. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen. Thoughtfully designed for everyday functionality and long-term value, the Lableu IV K combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

ⓘ 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: $24,500
• − Mortgage interest: −$12,427
• − Property taxes: −$3,328
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$6,454
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,614/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its condition and value, focusing on kitchen appliances, bathrooms, flooring, and painting.

Repairs flagged

• Minor Kitchen appliances — The kitchen lacks modern appliances, which could be a minor issue.
• Minor Bathroom fixtures — Bathrooms may benefit from updated fixtures.
• Moderate Flooring — Flooring looks worn and may need replacement or refinishing.
• Minor Paint — Interior walls may benefit from fresh paint.
• Minor Windows — Windows may need cleaning or replacement.

Value-add opportunities

• Resale Modern kitchen appliances — Modern appliances can significantly enhance the home's appeal to potential buyers.
• Resale Bathroom updates — Updated fixtures can improve the home's value and attract more buyers.
• Both Flooring replacement — New flooring can improve the home's appearance and increase its value.
• Both Painting — Fresh paint can make the home more appealing and increase its value.
• Both Window cleaning or replacement — Clean or new windows can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · The kitchen lacks modern appliances, which could be a minor issue.	Minor	$500–3,000
Bathroom fixtures · Bathrooms may benefit from updated fixtures.	Minor	$500–3,000
Flooring · Flooring looks worn and may need replacement or refinishing.	Moderate	$3,000–15,000
Paint · Interior walls may benefit from fresh paint.	Minor	$500–3,000
Windows · Windows may need cleaning or replacement.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Resale Modern kitchen appliances — Modern appliances can significantly enhance the home's appeal to potential buyers. ↑
• Resale Bathroom updates — Updated fixtures can improve the home's value and attract more buyers. ↑
• Both Flooring replacement — New flooring can improve the home's appearance and increase its value. ↑
• Both Painting — Fresh paint can make the home more appealing and increase its value. ↑
• Both Window cleaning or replacement — Clean or new windows can improve the home's curb appeal and increase its value. ↑

ⓘ 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: 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

+4.6% since first listed

4 events — show timeline

• 2025-04-22 Price Changed $202,990 Zillow
• 2025-03-03 Price Changed $199,990 Zillow
• 2024-11-13 Price Changed $197,990 Zillow
• 2024-11-05 Listed $193,990 Zillow