1104 Pine St · Madisonville, LA 70447

$328,000

2 bd · 2.5 ba · 1,554 sqft · SingleFamily public records · 191 Days on market

Built 1920 $211/sqft · 12% below area Est $373k · 12% under

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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 +12.9/15.0
• Cash flow +11.0/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE ADJUSTMENT!! Welcome to 1104 Pine Street, a charming raised cottage in the heart of Madisonville, one of the most desirable and historic riverfront communities on the Northshore minutes from the Tchefuncte River, local restaurants, festivals, and the quaint charm Madisonville is known for! Offering classic Louisiana soul--this home will appeal to the purist who appreciates timeless Southern charm and unique architecture. Step inside to an airy, light-filled living area with two bedrooms and a guest bathroom flowing directly off the center hall. The primary bedroom in the front of the home has an attached bath, large walk in closet and authentic bead board walls & ceiling. The living area leads to a spacious dining and kitchen area and an attached screened in porch. An entertainer's delight, this kitchen blends modern convenience with historic appeal, along with warm wood floors a tall metal-lined ceiling, crown molding, and thoughtful details throughout. Outside, enjoy a generous yard with room to garden, relax, or play--plus a fabulous bonus area under the raised house for storage and more outdoor entertaining. Whether you're sipping your morning coffee on the front or screened in back porch or unwinding in the evening, the setting offers the perfect blend of privacy and community. A rare highlight of the property is believed to be one of the oldest structures in Madisonville--an exceptional piece of local history that adds to the appeal. With its prime location, this one is truly a genuine Madisonville treasure--authentic, updated, and full of enduring Southern charm. VA ASSUMPTION AVAILABLE CALL FOR DETAILS... no need to be a veteran either!

Key facts

• Generous yard
• Detached shed
• Parking

Tags

• AIRY LIGHT FILLED LIVING AREA
• ATTACHED SCREENED IN PORCH
• GENEROUS YARD
• DETACHED SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (29.8% below list).
• Recommended offer: $230k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Madisonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 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 $10k 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 191 days — a 12% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 28y 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 $208k; list at $328k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,384 (29.8% 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 191 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.70% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (median comp): $373,179
• List price: $328,000
• Delta: -12.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Main St	0.23mi	2/3.0	1,377 (-11%)	2mo	$425,000	$309	67
127 E Highway 22 Unit W3	0.57mi	2/3.0	1,553 (-0%)	20mo	$220,000	$142	55
608 Pine St	0.35mi	1/1.0 (-1)	1,494 (-4%)	22mo	$137,500	$92	48
127 E Highway 22 Unit W4	0.57mi	2/3.0	1,624 (+4%)	20mo	$262,500	$162	47
127 Hwy 22 Hwy Unit E 11	0.68mi	2/3.0	1,610 (+4%)	17mo	$310,000	$193	46
127 Highway Hwy Unit W-10	0.59mi	2/2.5	1,630 (+5%)	23mo	$330,000	$202	46
127 E Highway 22 Unit W4	0.67mi	2/3.0	1,624 (+4%)	20mo	$262,500	$162	42
501 Cedar St	0.46mi	1/1.0 (-1)	1,777 (+14%)	11mo	$223,000	$125	35

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-62,102
• Equity at exit: $48,906

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-66,035
• Equity at exit: $28,359

Cash invested: $91,840 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$1,720
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-138

Break-even live

Break-even rent $2,479

Max offer price $303,599

Occupancy floor —

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 LA-22 Unit E12 Madisonville, LA	2.0	3.5	1892	$2,250	$1.19	23d	1	0.43mi
127 LA-22 Unit N5 Madisonville, LA	3.0	2.5	2117	$3,100	$1.46	21d	1	0.67mi
103 Jefferson Aly Madisonville, LA	2.0	2.0	1156	$1,500	$1.30	43d	1	0.81mi

Listing history 37 events

1. 2026-06-18
   days on market $328,000 Active 191 DOM
2. 2026-06-17
   days on market $328,000 Active 190 DOM
3. 2026-06-16
   days on market $328,000 Active 189 DOM
4. 2026-06-15
   days on market $328,000 Active 188 DOM
5. 2026-06-13
   days on market $328,000 Active 186 DOM
6. 2026-06-10
   days on market $328,000 Active 183 DOM
7. 2026-06-09
   days on market $328,000 Active 182 DOM
8. 2026-06-08
   days on market $328,000 Active 181 DOM
9. 2026-06-07
   days on market $328,000 Active 180 DOM
10. 2026-06-03
    days on market $328,000 Active 176 DOM
11. 2026-06-02
    days on market $328,000 Active 175 DOM
12. 2026-06-01
    days on market $328,000 Active 174 DOM
13. 2026-05-31
    days on market $328,000 Active 173 DOM
14. 2026-03-05
    price $328,000 1686-char remark

    Show marketing remark (1711 chars)

    NEW PRICE ADJUSTMENT!! Welcome to 1104 Pine Street, a charming raised cottage in the heart of Madisonville, one of the most desirable and historic riverfront communities on the Northshore minutes from the Tchefuncte River, local restaurants, festivals, and the quaint charm Madisonville is known for! Offering classic Louisiana soul—this home will appeal to the purist who appreciates timeless Southern charm and unique architecture. Step inside to an airy, light-filled living area with two bedrooms and a guest bathroom flowing directly off the center hall. The primary bedroom in the front of the home has an attached bath, large walk in closet and authentic bead board walls & ceiling. The living area leads to a spacious dining and kitchen area and an attached screened in porch. An entertainer's delight, this kitchen blends modern convenience with historic appeal, along with warm wood floors a tall metal-lined ceiling, crown molding, and thoughtful details throughout. Outside, enjoy a generous yard with room to garden, relax, or play—plus a fabulous bonus area under the raised house for storage and more outdoor entertaining. Whether you're sipping your morning coffee on the front or screened in back porch or unwinding in the evening, the setting offers the perfect blend of privacy and community. A rare highlight of the property is believed to be one of the oldest structures in Madisonville—an exceptional piece of local history that adds to the appeal. With its prime location, this one is truly a genuine Madisonville treasure—authentic, updated, and full of enduring Southern charm. VA ASSUMPTION AVAILABLE CALL FOR DETAILS. .. no need to be a veteran either!

15. 2026-03-05
    price $328,000 1711-char remark

    Show marketing remark (1711 chars)

    NEW PRICE ADJUSTMENT!! Welcome to 1104 Pine Street, a charming raised cottage in the heart of Madisonville, one of the most desirable and historic riverfront communities on the Northshore minutes from the Tchefuncte River, local restaurants, festivals, and the quaint charm Madisonville is known for! Offering classic Louisiana soul—this home will appeal to the purist who appreciates timeless Southern charm and unique architecture. Step inside to an airy, light-filled living area with two bedrooms and a guest bathroom flowing directly off the center hall. The primary bedroom in the front of the home has an attached bath, large walk in closet and authentic bead board walls & ceiling. The living area leads to a spacious dining and kitchen area and an attached screened in porch. An entertainer's delight, this kitchen blends modern convenience with historic appeal, along with warm wood floors a tall metal-lined ceiling, crown molding, and thoughtful details throughout. Outside, enjoy a generous yard with room to garden, relax, or play—plus a fabulous bonus area under the raised house for storage and more outdoor entertaining. Whether you're sipping your morning coffee on the front or screened in back porch or unwinding in the evening, the setting offers the perfect blend of privacy and community. A rare highlight of the property is believed to be one of the oldest structures in Madisonville—an exceptional piece of local history that adds to the appeal. With its prime location, this one is truly a genuine Madisonville treasure—authentic, updated, and full of enduring Southern charm. VA ASSUMPTION AVAILABLE CALL FOR DETAILS. .. no need to be a veteran either!

16. 2025-12-09
    listed $335,000 Active 1686-char remark

    Show marketing remark (1711 chars)

    NEW PRICE ADJUSTMENT!! Welcome to 1104 Pine Street, a charming raised cottage in the heart of Madisonville, one of the most desirable and historic riverfront communities on the Northshore minutes from the Tchefuncte River, local restaurants, festivals, and the quaint charm Madisonville is known for! Offering classic Louisiana soul—this home will appeal to the purist who appreciates timeless Southern charm and unique architecture. Step inside to an airy, light-filled living area with two bedrooms and a guest bathroom flowing directly off the center hall. The primary bedroom in the front of the home has an attached bath, large walk in closet and authentic bead board walls & ceiling. The living area leads to a spacious dining and kitchen area and an attached screened in porch. An entertainer's delight, this kitchen blends modern convenience with historic appeal, along with warm wood floors a tall metal-lined ceiling, crown molding, and thoughtful details throughout. Outside, enjoy a generous yard with room to garden, relax, or play—plus a fabulous bonus area under the raised house for storage and more outdoor entertaining. Whether you're sipping your morning coffee on the front or screened in back porch or unwinding in the evening, the setting offers the perfect blend of privacy and community. A rare highlight of the property is believed to be one of the oldest structures in Madisonville—an exceptional piece of local history that adds to the appeal. With its prime location, this one is truly a genuine Madisonville treasure—authentic, updated, and full of enduring Southern charm. VA ASSUMPTION AVAILABLE CALL FOR DETAILS. .. no need to be a veteran either!

17. 2025-12-09
    listed $335,000 Active 1711-char remark

    Show marketing remark (1711 chars)

    NEW PRICE ADJUSTMENT!! Welcome to 1104 Pine Street, a charming raised cottage in the heart of Madisonville, one of the most desirable and historic riverfront communities on the Northshore minutes from the Tchefuncte River, local restaurants, festivals, and the quaint charm Madisonville is known for! Offering classic Louisiana soul—this home will appeal to the purist who appreciates timeless Southern charm and unique architecture. Step inside to an airy, light-filled living area with two bedrooms and a guest bathroom flowing directly off the center hall. The primary bedroom in the front of the home has an attached bath, large walk in closet and authentic bead board walls & ceiling. The living area leads to a spacious dining and kitchen area and an attached screened in porch. An entertainer's delight, this kitchen blends modern convenience with historic appeal, along with warm wood floors a tall metal-lined ceiling, crown molding, and thoughtful details throughout. Outside, enjoy a generous yard with room to garden, relax, or play—plus a fabulous bonus area under the raised house for storage and more outdoor entertaining. Whether you're sipping your morning coffee on the front or screened in back porch or unwinding in the evening, the setting offers the perfect blend of privacy and community. A rare highlight of the property is believed to be one of the oldest structures in Madisonville—an exceptional piece of local history that adds to the appeal. With its prime location, this one is truly a genuine Madisonville treasure—authentic, updated, and full of enduring Southern charm. VA ASSUMPTION AVAILABLE CALL FOR DETAILS. .. no need to be a veteran either!

18. 2015-09-10
    soldstatus $208,000
19. 2015-09-01
    soldstatus $208,000 Sold
20. 2015-07-28
    historical Pending Continue to Show
21. 2015-05-13
    listed $215,000 Active
22. 2014-10-24
    listed $215,000
23. 2008-10-16
    listed $185,000
24. 2008-10-16
    listed $185,000
25. 2008-04-02
    listed $229,900
26. 2008-04-02
    listed $229,900
27. 2006-03-17
    soldstatus $127,000
28. 2006-03-13
    soldstatus $127,000
29. 2006-01-31
    listed $135,000
30. 2006-01-31
    listed $135,000
31. 2004-09-22
    soldstatus $198,000
32. 1999-09-15
    soldstatus $148,500
33. 1999-06-07
    listed $159,000
34. 1999-06-07
    listed $159,000
35. 1998-12-16
    soldstatus $79,000
36. 1998-07-20
    listed $99,000
37. 1998-07-20
    listed $99,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$587/yr (+$49/mo · 48.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,646
• − Mortgage interest: −$18,373
• − Property taxes: −$1,217
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$9,542
• Taxable loss: −$7,549
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $154/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

• Census place: Madisonville, LA
• 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

+231.3% since first listed

24 events — show timeline

• 2026-03-05 Price Changed $328,000 AcadianaMLS
• 2026-03-05 Price Changed $328,000 GSREIN
• 2025-12-09 Listed $335,000 GSREIN
• 2025-12-09 Listed $335,000 AcadianaMLS
• 2015-09-10 Sold (Public Records) $208,000 Public Records
• 2015-09-01 Sold (MLS) $208,000 GSREIN
• 2015-07-28 Contingent — GSREIN
• 2015-05-13 Listed $215,000 GSREIN
• 2014-10-24 Listed $215,000 AcadianaMLS
• 2008-10-16 Listed $185,000 GSREIN
• 2008-10-16 Listed $185,000 AcadianaMLS
• 2008-04-02 Listed $229,900 GSREIN
• 2008-04-02 Listed $229,900 AcadianaMLS
• 2006-03-17 Sold (Public Records) $127,000 Public Records
• 2006-03-13 Sold (MLS) $127,000 GSREIN
• 2006-01-31 Listed $135,000 AcadianaMLS
• 2006-01-31 Listed $135,000 GSREIN
• 2004-09-22 Sold (Public Records) $198,000 Public Records
• 1999-09-15 Sold (MLS) $148,500 GSREIN
• 1999-06-07 Listed $159,000 AcadianaMLS
• 1999-06-07 Listed $159,000 GSREIN
• 1998-12-16 Sold (MLS) $79,000 GSREIN
• 1998-07-20 Listed $99,000 AcadianaMLS
• 1998-07-20 Listed $99,000 GSREIN

Property tax history

-4.1%/yr

Latest (2025): $1,217 · -2.2% YoY. Source: county tax records.