70445 Chambly Ct · Madisonville, LA 70447

$290,000

4 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 43 Days on market

Built 2016 6,516 sqft lot $155/sqft · at area comps Est $301k · at est. $23/mo HOA · 1% of rent

---

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 +19.5/30.0
• ARV discount +9.1/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• 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

Move in ready 4 beds/2 baths with a decorator's touch. No carpet, LVP and tile throughout, gas stove and fireplace, granite counters, tankless water heater. Nice, large patio over looking the pond with a fenced in back yard. OWNER/AGENT

Key facts

• 6,516 sq ft lot
• Garage
• Built 2016

Property features AI

Finance

• Other: Pets not allowed or subject to pet restrictions
• HOA & community: Homeowners association with an annual fee of $275

Exterior

• Parking: Garage with automatic opener; Three or more parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; Excellent condition; Waterfront lot
• Construction: Brick, stucco, and vinyl siding exterior; Asphalt shingle roof; Slab foundation; Built with mixed brick, stucco and vinyl materials
• Exterior features: Fenced yard; Porch; Covered concrete porch; Shed(s); Pond on lot; Outside city limits; Rectangular lot

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Attic access with pull-down stairs; Ceiling fans; Granite countertops; Pantry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $332 ($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 $287k (1.0% below list).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• 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; 2 comparable units currently listed for rent nearby; 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 $9k 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 43 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $300,813
• List price: $290,000
• Delta: -3.59%
• 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
69484 Taverny Ct	0.11mi	3/2.0 (-1)	1,747 (-7%)	4mo	$280,000	$160	75
28507 Rosedust Ln	0.13mi	3/2.0 (-1)	1,683 (-10%)	2mo	$238,000	$141	70
69261 Taverny Ct	0.27mi	3/2.0 (-1)	1,732 (-8%)	0mo	$286,000	$165	69
69628 Taverny Ct	0.20mi	3/2.0 (-1)	1,715 (-8%)	4mo	$272,000	$159	68
70048 Hirson Ct	0.24mi	3/2.0 (-1)	1,689 (-10%)	0mo	$267,000	$158	67
28621 Venette Ct	0.58mi	4/2.0	1,939 (+3%)	3mo	$310,000	$160	65
10136 Cesson Ct	0.17mi	3/2.0 (-1)	1,615 (-14%)	3mo	$271,000	$168	62
41803 Snowball Cir	0.18mi	3/2.0 (-1)	1,644 (-12%)	6mo	$239,900	$146	61
41958 Snowball Cir	0.34mi	3/2.0 (-1)	1,617 (-14%)	3mo	$229,000	$142	54
41040 Sky Brook Pl	0.35mi	3/2.0 (-1)	1,617 (-14%)	6mo	$1,850	$1	51
41911 Snowball Cir	0.41mi	3/2.0 (-1)	1,617 (-14%)	4mo	$230,000	$142	49
28307 Loiret Ct	0.56mi	3/2.0 (-1)	1,689 (-10%)	6mo	$255,000	$151	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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-25,864
• Equity at exit: $43,240

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,688
• Equity at exit: $25,074

Cash invested: $81,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,870 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$121
• HOA: −$23
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $332

Break-even live

Break-even rent $2,450

Max offer price $290,000

Occupancy floor 83%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69332 Taverny Ct Madisonville, LA	3.0	2.0	2000	$2,250	$1.12	43d	1	0.22mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	23d	1	1.41mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: watergas

Listing history 28 events

1. 2026-06-18
   days on market $290,000 Active 43 DOM
2. 2026-06-17
   days on market $290,000 Active 42 DOM
3. 2026-06-16
   days on market $290,000 Active 41 DOM
4. 2026-06-15
   days on market $290,000 Active 40 DOM
5. 2026-06-13
   days on market $290,000 Active 38 DOM
6. 2026-06-10
   days on market $290,000 Active 35 DOM
7. 2026-06-09
   days on market $290,000 Active 34 DOM
8. 2026-06-08
   pricedays on market $290,000 Active 33 DOM

   Show marketing remark (236 chars)

   Move in ready 4 beds/2 baths with a decorator's touch. No carpet, LVP and tile throughout, gas stove and fireplace, granite counters, tankless water heater. Nice, large patio over looking the pond with a fenced in back yard. OWNER/AGENT

9. 2026-06-07
   days on market $299,000 Active 32 DOM
10. 2026-06-03
    days on market $299,000 Active 28 DOM
11. 2026-06-02
    days on market $299,000 Active 27 DOM
12. 2026-06-01
    days on market $299,000 Active 26 DOM
13. 2026-05-31
    days on market $299,000 Active 25 DOM
14. 2026-05-06
    listed $299,000 Active 236-char remark

    Show marketing remark (236 chars)

    Move in ready 4 beds/2 baths with a decorator's touch. No carpet, LVP and tile throughout, gas stove and fireplace, granite counters, tankless water heater. Nice, large patio over looking the pond with a fenced in back yard. OWNER/AGENT

15. 2026-05-06
    listed $299,000 Active 236-char remark

    Show marketing remark (236 chars)

    Move in ready 4 beds/2 baths with a decorator's touch. No carpet, LVP and tile throughout, gas stove and fireplace, granite counters, tankless water heater. Nice, large patio over looking the pond with a fenced in back yard. OWNER/AGENT

16. 2026-03-04
    listed $2,400
17. 2022-04-04
    soldstatus $299,000
18. 2022-04-01
    soldstatus $299,000 Closed

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

19. 2022-03-08
    status Pending

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

20. 2022-03-07
    price $299,000

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

21. 2022-03-01
    status Active

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

22. 2022-02-28
    status Pending

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

23. 2022-02-21
    listed $305,000 Active

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

24. 2022-02-21
    listed $299,000

    Show marketing remark (405 chars)

    Adorable 4 bedroom 2 bath home in Villages of Bocage! DSLD's Orleans III B floorplan. Energy smart home with special features and upgrades to include 3cm granite counters in kitchen and baths, stainless appliances and Birch cabinets, gas fireplace in living with accent wall in dining, crown molding throughout, jetted tub in Master bath, tankless water heater, plus much more! This beauty wont last long!

25. 2022-01-24
    listed $305,000
26. 2016-02-17
    soldstatus $198,900 Sold
27. 2015-11-24
    listed $198,900
28. 2015-11-24
    listed $198,900

ⓘ 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: $3,248 · $271/mo
• Projected year-2 tax: $3,248 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $34,435
• − Mortgage interest: −$16,245
• − Property taxes: −$3,248
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − HOA: −$276
• − Depreciation: −$8,436
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $4,156/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

+45.8% since first listed

17 events — show timeline

• 2026-06-08 Price Changed $290,000 AcadianaMLS
• 2026-06-08 Price Changed $290,000 GSREIN
• 2026-05-06 Listed $299,000 GSREIN
• 2026-05-06 Listed $299,000 AcadianaMLS
• 2026-03-04 Listed for Rent $2,400 RAAMLS
• 2022-04-04 Sold (Public Records) $299,000 Public Records
• 2022-04-01 Sold (MLS) $299,000 GSREIN
• 2022-03-08 Pending — GSREIN
• 2022-03-07 Price Changed $299,000 GSREIN
• 2022-03-01 Relisted — GSREIN
• 2022-02-28 Pending — GSREIN
• 2022-02-21 Listed $299,000 AcadianaMLS
• 2022-02-21 Listed $305,000 GSREIN
• 2022-01-24 Listed $305,000 AcadianaMLS
• 2016-02-17 Sold (MLS) $198,900 GSREIN
• 2015-11-24 Listed $198,900 AcadianaMLS
• 2015-11-24 Listed $198,900 GSREIN

Property tax history

+3.6%/yr

Latest (2025): $3,248 · -2.4% YoY. Source: county tax records.