70017 Hirson Ct · Madisonville, LA 70447

$268,500

3 bd · 2.0 ba · 1,757 sqft · SingleFamily public records · 139 Days on market

Built 2015 6,568 sqft lot $153/sqft · 13% below area Est $308k · 13% under $23/mo HOA · 1% of rent

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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 +17.7/30.0
• ARV discount +13.2/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• 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

Located in the desirable Villages of Bocage in Madisonville, this well-maintained 3-bedroom, 2-bath home is truly move-in ready. Step into a bright, open living space designed for comfortable everyday living and effortless entertaining. The kitchen features stainless steel appliances, ample pantry storage, and a breakfast bar ideal for casual meals or gathering with guests. The utility room and mudroom are located just off the garage, helping keep the home clean after outdoor activities. The spacious primary bedroom offers a private retreat with an en suite bath featuring a soaking tub, separate shower, and a large walk-in closet. A covered patio overlooks the fully fenced, backyard--perfect for outdoor enjoyment, entertaining, or quiet relaxation. The backyard gate opens to the community greenspace, great for pets or extra room to play! Additional benefits include eligibility for 100% financing or CAFA down-payment assistance loans, and flood insurance is not required. Conveniently located near dining and shopping, with a short drive to Covington, Hammond, and the Causeway, this home is a great option for commuting or Southeastern students.

Key facts

• Ample pantry storage
• Utility room
• Covered patio

Tags

• STAINLESS STEEL APPLIANCES
• AMPLE PANTRY STORAGE
• BREAKFAST BAR
• UTILITY ROOM
• MUDROOM
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $245k (8.6% below list).
• Recommended offer: $236k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.7% 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: 249 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $8k 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 139 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $190k; 41% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $307,621
• List price: $268,500
• Delta: -12.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69261 Taverny Ct	0.06mi	3/2.0	1,732 (-1%)	0mo	$286,000	$165	94
70048 Hirson Ct	0.05mi	3/2.0	1,689 (-4%)	0mo	$267,000	$158	91
69484 Taverny Ct	0.12mi	3/2.0	1,747 (-1%)	4mo	$280,000	$160	90
69628 Taverny Ct	0.24mi	3/2.0	1,715 (-2%)	4mo	$272,000	$159	82
28507 Rosedust Ln	0.25mi	3/2.0	1,683 (-4%)	2mo	$238,000	$141	80
10136 Cesson Ct	0.23mi	3/2.0	1,615 (-8%)	3mo	$271,000	$168	74
41958 Snowball Cir	0.39mi	3/2.0	1,617 (-8%)	3mo	$229,000	$142	66
28307 Loiret Ct	0.52mi	3/2.0	1,689 (-4%)	6mo	$255,000	$151	65
41911 Snowball Cir	0.41mi	3/2.0	1,617 (-8%)	4mo	$230,000	$142	64
39 Hester St	0.64mi	3/2.0	1,797 (+2%)	5mo	$325,000	$181	63
41173 Snowball Cir	0.50mi	3/2.0	1,585 (-10%)	0mo	$215,000	$136	60
28621 Venette Ct	0.42mi	4/2.0 (+1)	1,939 (+10%)	3mo	$310,000	$160	56

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: $-29,739
• Equity at exit: $40,034

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-8,293
• Equity at exit: $23,215

Cash invested: $75,180 (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: 249
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,408
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$112
• HOA: −$23
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $217

Break-even live

Break-even rent $2,178

Max offer price $268,500

Occupancy floor 86%

Sensitivity live

Price	-10% $369	-5% $293	+0% $217	+5% $141	+10% $65
Rent	-10% $23	-5% $120	+0% $217	+5% $314	+10% $411
Rate	-1.0pp $352	-0.5pp $285	base $217	+0.5pp $147	+1.0pp $77

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: $67,125
• Closing costs: $8,055
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69332 Taverny Ct Madisonville, LA	3.0	2.0	2000	$2,250	$1.12	45d	1	0.10mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	24d	1	1.15mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	22d	1	1.44mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 21 events

1. 2026-06-21
   days on market $268,500 Active 139 DOM
2. 2026-06-18
   days on market $268,500 Active 136 DOM
3. 2026-06-17
   days on market $268,500 Active 135 DOM
4. 2026-06-16
   days on market $268,500 Active 134 DOM
5. 2026-06-15
   days on market $268,500 Active 133 DOM
6. 2026-06-13
   days on market $268,500 Active 131 DOM
7. 2026-06-10
   days on market $268,500 Active 128 DOM
8. 2026-06-09
   days on market $268,500 Active 127 DOM
9. 2026-06-08
   days on market $268,500 Active 126 DOM
10. 2026-06-07
    days on market $268,500 Active 125 DOM
11. 2026-06-03
    days on market $268,500 Active 121 DOM
12. 2026-06-02
    days on market $268,500 Active 120 DOM
13. 2026-06-01
    days on market $268,500 Active 119 DOM
14. 2026-05-31
    days on market $268,500 Active 118 DOM
15. 2026-02-09
    price $268,500 1159-char remark

    Show marketing remark (1164 chars)

    Located in the desirable Villages of Bocage in Madisonville, this well-maintained 3-bedroom, 2-bath home is truly move-in ready. Step into a bright, open living space designed for comfortable everyday living and effortless entertaining. The kitchen features stainless steel appliances, ample pantry storage, and a breakfast bar ideal for casual meals or gathering with guests. The utility room and mudroom are located just off the garage, helping keep the home clean after outdoor activities. The spacious primary bedroom offers a private retreat with an en suite bath featuring a soaking tub, separate shower, and a large walk-in closet. A covered patio overlooks the fully fenced, backyard—perfect for outdoor enjoyment, entertaining, or quiet relaxation. The backyard gate opens to the community greenspace, great for pets or extra room to play! Additional benefits include eligibility for 100% financing or CAFA down-payment assistance loans, and flood insurance is not required. Conveniently located near dining and shopping, with a short drive to Covington, Hammond, and the Causeway, this home is a great option for commuting or Southeastern students.

16. 2026-02-09
    price $268,500 1164-char remark

    Show marketing remark (1164 chars)

    Located in the desirable Villages of Bocage in Madisonville, this well-maintained 3-bedroom, 2-bath home is truly move-in ready. Step into a bright, open living space designed for comfortable everyday living and effortless entertaining. The kitchen features stainless steel appliances, ample pantry storage, and a breakfast bar ideal for casual meals or gathering with guests. The utility room and mudroom are located just off the garage, helping keep the home clean after outdoor activities. The spacious primary bedroom offers a private retreat with an en suite bath featuring a soaking tub, separate shower, and a large walk-in closet. A covered patio overlooks the fully fenced, backyard—perfect for outdoor enjoyment, entertaining, or quiet relaxation. The backyard gate opens to the community greenspace, great for pets or extra room to play! Additional benefits include eligibility for 100% financing or CAFA down-payment assistance loans, and flood insurance is not required. Conveniently located near dining and shopping, with a short drive to Covington, Hammond, and the Causeway, this home is a great option for commuting or Southeastern students.

17. 2026-02-02
    listed $275,000 Active 1159-char remark

    Show marketing remark (1164 chars)

    Located in the desirable Villages of Bocage in Madisonville, this well-maintained 3-bedroom, 2-bath home is truly move-in ready. Step into a bright, open living space designed for comfortable everyday living and effortless entertaining. The kitchen features stainless steel appliances, ample pantry storage, and a breakfast bar ideal for casual meals or gathering with guests. The utility room and mudroom are located just off the garage, helping keep the home clean after outdoor activities. The spacious primary bedroom offers a private retreat with an en suite bath featuring a soaking tub, separate shower, and a large walk-in closet. A covered patio overlooks the fully fenced, backyard—perfect for outdoor enjoyment, entertaining, or quiet relaxation. The backyard gate opens to the community greenspace, great for pets or extra room to play! Additional benefits include eligibility for 100% financing or CAFA down-payment assistance loans, and flood insurance is not required. Conveniently located near dining and shopping, with a short drive to Covington, Hammond, and the Causeway, this home is a great option for commuting or Southeastern students.

18. 2026-02-02
    listed $275,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    Located in the desirable Villages of Bocage in Madisonville, this well-maintained 3-bedroom, 2-bath home is truly move-in ready. Step into a bright, open living space designed for comfortable everyday living and effortless entertaining. The kitchen features stainless steel appliances, ample pantry storage, and a breakfast bar ideal for casual meals or gathering with guests. The utility room and mudroom are located just off the garage, helping keep the home clean after outdoor activities. The spacious primary bedroom offers a private retreat with an en suite bath featuring a soaking tub, separate shower, and a large walk-in closet. A covered patio overlooks the fully fenced, backyard—perfect for outdoor enjoyment, entertaining, or quiet relaxation. The backyard gate opens to the community greenspace, great for pets or extra room to play! Additional benefits include eligibility for 100% financing or CAFA down-payment assistance loans, and flood insurance is not required. Conveniently located near dining and shopping, with a short drive to Covington, Hammond, and the Causeway, this home is a great option for commuting or Southeastern students.

19. 2015-01-29
    soldstatus $189,900
20. 2014-08-26
    listed $189,900
21. 2014-08-26
    listed $189,900

ⓘ 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: $2,137 · $178/mo
• Projected year-2 tax: $2,137 · $178/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 10/10 Extreme 7 d/yr ≥109°F today · 23 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: $29,436
• − Mortgage interest: −$15,040
• − Property taxes: −$2,137
• − Insurance: −$1,342
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$276
• − Depreciation: −$7,811
• Taxable loss: −$1,880
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $3,054/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

+41.4% since first listed

7 events — show timeline

• 2026-02-09 Price Changed $268,500 AcadianaMLS
• 2026-02-09 Price Changed $268,500 GSREIN
• 2026-02-02 Listed $275,000 GSREIN
• 2026-02-02 Listed $275,000 AcadianaMLS
• 2015-01-29 Sold (MLS) $189,900 GSREIN
• 2014-08-26 Listed $189,900 AcadianaMLS
• 2014-08-26 Listed $189,900 GSREIN

Property tax history

-1.0%/yr

Latest (2025): $2,137 · -2.4% YoY. Source: county tax records.