776 Madewood Dr · Laplace, LA 70068

$175,000

3 bd · 1.5 ba · 1,020 sqft · SingleFamily · 26 Days on market

Built 1969 Est $124k · 41% over

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ove right into this beautifully updated 3-bedroom, 1.5-bath home located in an X Flood Zone where flood insurance is not required. Completely renovated in 2016, this charming home offers modern updates, stylish finishes, and low-maintenance living with no carpet throughout. Inside, you'll find elegant double crown molding throughout the home, along with recessed can lighting in the kitchen and living room that creates a bright and inviting atmosphere. The kitchen and bathrooms feature beautiful stone countertops, while plantation shutters add timeless character and style. The garage provides covered parking and includes a dedicated laundry area for added convenience. Step outside to enjoy the fenced backyard, perfect for entertaining, pets, or relaxing outdoors. Additional highlights include a newer HVAC system and a Ring doorbell for added comfort and peace of mind. This move-in ready home combines modern upgrades, functionality, and charm in one exceptional package.

Key facts

• Stone countertops
• Double crown molding
• Updated home

Tags

• UPDATED HOME
• FLOOD INSURANCE NOT REQUIRED
• COMPLETELY RENOVATED
• DOUBLE CROWN MOLDING
• RECESSED CAN LIGHTING
• STONE COUNTERTOPS

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built with one story
• Exterior features: Apartment (separate structure on property); City lot; Rectangular lot; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count unspecified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/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 $170k (3.1% below list).
• Recommended offer: $170k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 4.8% in Laplace — 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 70/100 on livability (#61 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Laplace Elementary School (math 10% / reading 30%, grade F, #443 of 646 statewide, top 69%, 787 students, 38% FRL); East St. John Preparatory Academy (math 6% / reading 16%, grade F, #195 of 218 statewide, top 90%, 392 students, 63% FRL); East St. John High School (math 19% / reading 25%, grade F, #171 of 265 statewide, top 66%, 1,459 students, 48% FRL) — zoned schools average 50% FRL vs 82% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 31% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,636 (3.1% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $124,440
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 Elmwood Dr	0.11mi	4/1.5 (+1)	1,085 (+6%)	4mo	$110,000	$101	76
308 Linwood Dr	0.32mi	3/2.0	1,107 (+8%)	1mo	$175,000	$158	68
126 Boardwalk St	0.68mi	3/2.0	1,008 (-1%)	11mo	$115,000	$114	56
769 Madewood Dr	0.03mi	2/1.0 (-1)	907 (-11%)	21mo	$90,000	$99	55
508 Parlange Loop	0.62mi	3/1.0	1,100 (+8%)	4mo	$151,000	$137	53
109 Harry St	0.55mi	3/1.0	1,126 (+10%)	12mo	$142,000	$126	45
413 Fir St	0.52mi	3/1.0	1,161 (+14%)	10mo	$160,000	$138	42
548 Melrose Dr	0.69mi	3/1.5	1,086 (+6%)	24mo	$133,000	$122	37
2105 N Sugar Ridge Rd	0.72mi	3/2.0	1,171 (+15%)	15mo	$94,900	$81	28

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-9,163
• Equity at exit: $26,093

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $16,515
• Equity at exit: $15,131

Cash invested: $49,000 (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 70068

• Home prices YoY: -20.1%
• Active inventory: 179
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $303

Break-even live

Break-even rent $1,313

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $402	-5% $352	+0% $303	+5% $253	+10% $204
Rent	-10% $169	-5% $236	+0% $303	+5% $370	+10% $437
Rate	-1.0pp $391	-0.5pp $347	base $303	+0.5pp $257	+1.0pp $211

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $175,000 Active 26 DOM
2. 2026-06-19
   days on market $175,000 Active 24 DOM
3. 2026-06-18
   days on market $175,000 Active 23 DOM
4. 2026-06-17
   days on market $175,000 Active 22 DOM
5. 2026-06-16
   days on market $175,000 Active 21 DOM
6. 2026-06-15
   status $175,000 Active 20 DOM
7. 2026-06-13
   statusdays on market $175,000 Pending 20 DOM
8. 2026-06-10
   days on market $175,000 Active 19 DOM
9. 2026-06-09
   days on market $175,000 Active 18 DOM
10. 2026-06-08
    days on market $175,000 Active 17 DOM
11. 2026-06-07
    pricedays on market $175,000 Active 16 DOM
12. 2026-06-02
    days on market $185,000 Active 11 DOM
13. 2026-06-01
    days on market $185,000 Active 10 DOM
14. 2026-05-31
    days on market $185,000 Active 9 DOM
15. 2026-05-30
    days on market $185,000 Active 8 DOM
16. 2026-05-22
    listed $185,000 Active

    Show marketing remark (982 chars)

    ove right into this beautifully updated 3-bedroom, 1.5-bath home located in an X Flood Zone where flood insurance is not required. Completely renovated in 2016, this charming home offers modern updates, stylish finishes, and low-maintenance living with no carpet throughout. Inside, you'll find elegant double crown molding throughout the home, along with recessed can lighting in the kitchen and living room that creates a bright and inviting atmosphere. The kitchen and bathrooms feature beautiful stone countertops, while plantation shutters add timeless character and style. The garage provides covered parking and includes a dedicated laundry area for added convenience. Step outside to enjoy the fenced backyard, perfect for entertaining, pets, or relaxing outdoors. Additional highlights include a newer HVAC system and a Ring doorbell for added comfort and peace of mind. This move-in ready home combines modern upgrades, functionality, and charm in one exceptional package.

17. 2026-05-22
    listed $185,000 Active 982-char remark

    Show marketing remark (982 chars)

    ove right into this beautifully updated 3-bedroom, 1.5-bath home located in an X Flood Zone where flood insurance is not required. Completely renovated in 2016, this charming home offers modern updates, stylish finishes, and low-maintenance living with no carpet throughout. Inside, you'll find elegant double crown molding throughout the home, along with recessed can lighting in the kitchen and living room that creates a bright and inviting atmosphere. The kitchen and bathrooms feature beautiful stone countertops, while plantation shutters add timeless character and style. The garage provides covered parking and includes a dedicated laundry area for added convenience. Step outside to enjoy the fenced backyard, perfect for entertaining, pets, or relaxing outdoors. Additional highlights include a newer HVAC system and a Ring doorbell for added comfort and peace of mind. This move-in ready home combines modern upgrades, functionality, and charm in one exceptional package.

18. 2019-05-31
    soldstatus $134,000 Closed
19. 2019-04-25
    status Pending
20. 2019-04-12
    listed $139,000
21. 2019-04-12
    listed $139,000 Active
22. 1999-12-30
    soldstatus $72,000
23. 1999-10-02
    listed $79,900
24. 1999-10-02
    listed $79,900

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$400/yr (+$33/mo · 71.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,356
• − Mortgage interest: −$9,803
• − Property taxes: −$562
• − Insurance: −$875
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,091
• Taxable income: $768
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,447/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Laplace

• Score: 70/100
• State rank: #61
• US rank: #7898

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laplace, LA
• County: Saint John the Baptist Parish · 32,720 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,720
• Household income: $68,459
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 750.0

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 34% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.04%
• Current HPI: 239.1429
• 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

+131.5% since first listed

9 events — show timeline

• 2026-05-22 Listed $185,000 AcadianaMLS
• 2026-05-22 Listed $185,000 GSREIN
• 2019-05-31 Sold (MLS) $134,000 GSREIN
• 2019-04-25 Pending — GSREIN
• 2019-04-12 Listed $139,000 GSREIN
• 2019-04-12 Listed $139,000 AcadianaMLS
• 1999-12-30 Sold (MLS) $72,000 GSREIN
• 1999-10-02 Listed $79,900 GSREIN
• 1999-10-02 Listed $79,900 AcadianaMLS

Property tax history

-2.7%/yr

Latest (2025): $562 · +0.1% YoY. Source: county tax records.