Lebleu IV J Plan · Madisonville, LA 70447

$202,990

3 bd · 2.0 ba · 1,001 sqft · SingleFamily · 637 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 +17.6/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• 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 J 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 J combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• Extended warranties
• R-15 wall insulation
• Listed 637 days

Tags

• ENERGY SMART COMMUNITY
• RADIANT BARRIER ROOF DECKING
• R-15 WALL INSULATION
• R-38 ATTIC INSULATION
• EXTENDED WARRANTIES
• CUSTOMER CARE PROGRAMS

🏗️ New construction. The $202,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $223,371.

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 $177 ($2k/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 7.2% 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.
• 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.
• Zoned schools: Joseph B. Lancaster Elementary School (math 58% / reading 73%, grade B+, #38 of 646 statewide, top 6%, 1,505 students, 21% FRL); Madisonville Junior High School (math 41% / reading 58%, grade C, #28 of 218 statewide, top 13%, 655 students, 21% FRL); Mandeville High School (math 59% / reading 63%, grade C+, #19 of 265 statewide, top 7%, 2,259 students, 22% FRL) — zoned schools average 21% FRL vs 40% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 295 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 637 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 637 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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $223,371
• List price: $202,990
• Delta: -9.12%
• 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%)	2mo	$205,040	$205	93
71772 Spike Dr	0.17mi	3/2.0	1,001 (0%)	2mo	$205,061	$205	90
71716 Spike Dr	0.12mi	3/2.0	1,067 (+7%)	0mo	$215,127	$202	83
71744 Spike Dr	0.14mi	3/2.0	1,067 (+7%)	1mo	$215,420	$202	82
71732 Spike Dr	0.13mi	3/2.0	1,067 (+7%)	2mo	$215,165	$202	82
71756 Spike Dr	0.16mi	3/2.0	1,067 (+7%)	1mo	$215,845	$202	80
71736 Spike Dr	0.13mi	3/2.0	1,067 (+7%)	3mo	$215,127	$202	80
71768 Spike Dr	0.17mi	3/2.0	1,067 (+7%)	3mo	$215,240	$202	79
71740 Spike Dr	0.14mi	3/2.0	1,104 (+10%)	1mo	$216,170	$196	76
71752 Spike Dr	0.15mi	3/2.0	1,104 (+10%)	0mo	$216,330	$196	76
71764 Spike Dr	0.16mi	3/2.0	1,104 (+10%)	0mo	$218,710	$198	75
71760 Spike Dr	0.16mi	3/2.0	1,104 (+10%)	1mo	$216,985	$197	74

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-24,899
• Equity at exit: $33,305

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-7,044
• Equity at exit: $19,313

Cash invested: $62,544 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 10 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $212,990 ($200/sqft)
• Median days on market: 637 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70447

• Home prices YoY: -28.1%
• Active inventory: 295
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,171
• Tax est. 1.5%: −$279 /mo · $3,351/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $177

Break-even live

Break-even rent $1,954

Max offer price $223,371

Occupancy floor 87%

Sensitivity live

Price	-10% $331	-5% $254	+0% $177	+5% $100	+10% $22
Rent	-10% $5	-5% $91	+0% $177	+5% $263	+10% $349
Rate	-1.0pp $289	-0.5pp $234	base $177	+0.5pp $119	+1.0pp $60

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: $55,843
• Closing costs: $6,701
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71525 Spike Dr Madisonville, LA	3.0	2.0	1225	$2,290	$1.87	39d	1	0.10mi
71736 Spike Dr Madisonville, LA	3.0	2.0	1067	$1,550	$1.45	72d	1	0.11mi
71772 Spike Dr Madisonville, LA	3.0	2.0	1001	$1,800	$1.80	52d	1	0.15mi
121 Bryant St Madisonville, LA	3.0	2.0	1105	$1,650	$1.49	34d	1	1.30mi
126 Scott St Madisonville, LA	3.0	2.0	1264	$1,750	$1.38	69d	1	1.30mi
118 Poe St Madisonville, LA	3.0	2.0	1287	$1,650	$1.28	72d	1	1.34mi
138 Poe St Madisonville, LA	3.0	2.0	1109	$1,700	$1.53	72d	1	1.42mi
134 Deforest Dr Madisonville, LA	3.0	2.0	1380	$1,850	$1.34	34d	1	1.50mi

Listing history 50 events

1. 2026-08-04
   days on market $202,990 Active 637 DOM
2. 2026-08-03
   days on market $202,990 Active 636 DOM
3. 2026-07-31
   days on market $202,990 Active 633 DOM
4. 2026-07-30
   days on market $202,990 Active 631 DOM
5. 2026-07-28
   days on market $202,990 Active 630 DOM
6. 2026-07-26
   days on market $202,990 Active 628 DOM
7. 2026-07-24
   days on market $202,990 Active 626 DOM
8. 2026-07-23
   days on market $202,990 Active 625 DOM
9. 2026-07-22
   days on market $202,990 Active 624 DOM
10. 2026-07-21
    days on market $202,990 Active 623 DOM
11. 2026-07-20
    days on market $202,990 Active 622 DOM
12. 2026-07-18
    days on market $202,990 Active 620 DOM
13. 2026-07-18
    days on market $202,990 Active 619 DOM
14. 2026-07-16
    days on market $202,990 Active 618 DOM
15. 2026-07-15
    days on market $202,990 Active 617 DOM
16. 2026-07-14
    days on market $202,990 Active 616 DOM
17. 2026-07-13
    days on market $202,990 Active 615 DOM
18. 2026-07-13
    days on market $202,990 Active 614 DOM
19. 2026-07-11
    days on market $202,990 Active 613 DOM
20. 2026-07-10
    days on market $202,990 Active 612 DOM
21. 2026-07-09
    days on market $202,990 Active 611 DOM
22. 2026-07-07
    days on market $202,990 Active 609 DOM
23. 2026-07-06
    days on market $202,990 Active 608 DOM
24. 2026-07-05
    days on market $202,990 Active 607 DOM
25. 2026-07-03
    days on market $202,990 Active 605 DOM
26. 2026-07-02
    days on market $202,990 Active 604 DOM
27. 2026-07-01
    days on market $202,990 Active 603 DOM
28. 2026-06-30
    days on market $202,990 Active 602 DOM
29. 2026-06-29
    days on market $202,990 Active 601 DOM
30. 2026-06-28
    days on market $202,990 Active 600 DOM
31. 2026-06-27
    days on market $202,990 Active 599 DOM
32. 2026-06-27
    days on market $202,990 Active 598 DOM
33. 2026-06-25
    days on market $202,990 Active 596 DOM
34. 2026-06-22
    days on market $202,990 Active 594 DOM
35. 2026-06-21
    days on market $202,990 Active 593 DOM
36. 2026-06-18
    days on market $202,990 Active 590 DOM
37. 2026-06-17
    days on market $202,990 Active 589 DOM
38. 2026-06-16
    days on market $202,990 Active 588 DOM
39. 2026-06-15
    days on market $202,990 Active 587 DOM
40. 2026-06-13
    days on market $202,990 Active 585 DOM
41. 2026-06-10
    days on market $202,990 Active 582 DOM
42. 2026-06-09
    days on market $202,990 Active 581 DOM
43. 2026-06-08
    days on market $202,990 Active 580 DOM
44. 2026-06-07
    days on market $202,990 Active 579 DOM
45. 2026-06-03
    days on market $202,990 Active 575 DOM
46. 2026-06-02
    days on market $202,990 Active 574 DOM
47. 2026-06-01
    days on market $202,990 Active 573 DOM
48. 2026-05-31
    days on market $202,990 Active 572 DOM
49. 2025-04-22
    price $202,990 589-char remark

    Show marketing remark (589 chars)

    The Lebleu IV J 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 J combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

50. 2025-03-03
    price $199,990 589-char remark

    Show marketing remark (589 chars)

    The Lebleu IV J 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 J 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: $26,134
• − Mortgage interest: −$12,512
• − Property taxes: −$3,351
• − Insurance: −$1,117
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$6,498
• Taxable loss: −$1,525
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $2,488/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 · 3 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,005–$15,015 screening

The home presents a fair condition with significant repairs and maintenance needed, particularly in the roof, exterior siding, and landscaping. Updates to these areas would significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — Significant wear and tear visible on the roof.
• Major exterior siding — Significant weathering and discoloration on the siding.
• Major landscaping — Sparse and lacking maintenance, detracting from curb appeal.
• Major HVAC/mechanicals — No photos of the HVAC or mechanical systems are provided, but they likely need updates for energy efficiency and functionality.
• Major interior walls/paint — No interior photos are provided, but the floor plan suggests a need for updates to align with modern standards and energy efficiency.
• Major flooring — No flooring condition can be assessed from the provided photos, but it likely needs updates to align with modern standards and energy efficiency.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both exterior siding repair and painting — Repairing and repainting the siding would improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both landscaping and fencing maintenance — Maintaining the landscaping and fencing would improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both HVAC and mechanical updates — Updating the HVAC and mechanical systems would improve the home's energy efficiency and increase its value for both resale and rental. ↑
• Both interior updates (kitchen and bathrooms) — Updating the kitchen and bathrooms to modern standards would increase the home's value for both resale and rental. ↑
• Both flooring updates — Updating the flooring to modern standards would increase the home's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Joseph B. Lancaster Elementary School B+ LA #38/646 Nat'l #5,011/41,679 Middle Madisonville Junior High School C LA #28/218 Nat'l #3,585/14,009 High Mandeville High School C+ LA #19/265 Nat'l #3,443/17,239

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

B Composite livability gradescore 79/100

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 · 286,725 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: 1% of renters

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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%

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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%

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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

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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