70333 Chambly Ct · Madisonville, LA 70447

$259,900

3 bd · 2.0 ba · 1,689 sqft · SingleFamily public records · 144 Days on market

Built 2014 $154/sqft · 15% below area Est $304k · 15% 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 +21.5/30.0
• ARV discount +14.1/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• 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

Spacious Home in Villages of Bocage. Open Floor Plan, Large Living Area featuring Fireplace and Wood Floors. The Kitchen has Lots of Granite Counter Space and Cabinets, SS Appliances Walk in Pantry, and a Connecting Dining Area. The Primary Bedroom is oversized and has a Private Bath with Garden Tub, Separate Shower and Double Vanity, and a Huge Walk in Closet. The Guest Bedrooms are Split from Primary Bedroom. No Carpet! Covered Patio and Nice Yard. Madisonville Grammer Schools and Mandeville High.

Key facts

• Open floor plan
• Large living area
• Ss appliances

Tags

• OPEN FLOOR PLAN
• LARGE LIVING AREA
• GRANITE COUNTER SPACE
• SS APPLIANCES
• WALK IN PANTRY
• CONNECTING DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/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 $259k (0.3% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.4% 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; 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 $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 144 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 8 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 $215k; 21% 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 $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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: 1.00% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $304,378
• List price: $259,900
• Delta: -14.61%
• 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
70048 Hirson Ct	0.11mi	3/2.0	1,689 (0%)	0mo	$267,000	$158	94
69261 Taverny Ct	0.11mi	3/2.0	1,732 (+2%)	0mo	$286,000	$165	90
28507 Rosedust Ln	0.17mi	3/2.0	1,683 (-0%)	2mo	$238,000	$141	90
69484 Taverny Ct	0.05mi	3/2.0	1,747 (+3%)	4mo	$280,000	$160	89
69628 Taverny Ct	0.23mi	3/2.0	1,715 (+2%)	4mo	$272,000	$159	84
10136 Cesson Ct	0.21mi	3/2.0	1,615 (-4%)	3mo	$271,000	$168	81
41958 Snowball Cir	0.33mi	3/2.0	1,617 (-4%)	3mo	$229,000	$142	75
41173 Snowball Cir	0.42mi	3/2.0	1,585 (-6%)	0mo	$215,000	$136	70
28515 Vintage Ln	0.44mi	3/2.0	1,476 (-13%)	4mo	$224,000	$152	55
28621 Venette Ct	0.44mi	4/2.0 (+1)	1,939 (+15%)	3mo	$310,000	$160	48
28465 Plum St	0.57mi	3/2.0	1,438 (-15%)	3mo	$203,680	$142	46
9 Adrienne St	0.54mi	2/2.0 (-1)	1,437 (-15%)	2mo	$175,000	$122	43

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-17,261
• Equity at exit: $38,752

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $16,842
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,591 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$108
• HOA: −$23
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $391

Break-even live

Break-even rent $2,097

Max offer price $259,900

Occupancy floor 80%

Sensitivity live

Price	-10% $538	-5% $465	+0% $391	+5% $317	+10% $244
Rent	-10% $186	-5% $289	+0% $391	+5% $493	+10% $596
Rate	-1.0pp $522	-0.5pp $457	base $391	+0.5pp $324	+1.0pp $255

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: $64,975
• Closing costs: $7,797
• 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	45d	1	0.08mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	25d	1	1.24mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 31 events

1. 2026-06-21
   days on market $259,900 Active 144 DOM
2. 2026-06-18
   days on market $259,900 Active 141 DOM
3. 2026-06-17
   days on market $259,900 Active 140 DOM
4. 2026-06-16
   days on market $259,900 Active 139 DOM
5. 2026-06-15
   days on market $259,900 Active 138 DOM
6. 2026-06-13
   days on market $259,900 Active 136 DOM
7. 2026-06-10
   days on market $259,900 Active 133 DOM
8. 2026-06-09
   days on market $259,900 Active 132 DOM
9. 2026-06-08
   days on market $259,900 Active 131 DOM
10. 2026-06-07
    days on market $259,900 Active 130 DOM
11. 2026-06-03
    days on market $259,900 Active 126 DOM
12. 2026-06-02
    pricedays on market $259,900 Active 125 DOM
13. 2026-06-01
    days on market $264,900 Active 124 DOM
14. 2026-05-31
    days on market $264,900 Active 123 DOM
15. 2026-03-24
    price $264,900 504-char remark

    Show marketing remark (504 chars)

    Spacious Home in Villages of Bocage. Open Floor Plan, Large Living Area featuring Fireplace and Wood Floors. The Kitchen has Lots of Granite Counter Space and Cabinets, SS Appliances Walk in Pantry, and a Connecting Dining Area. The Primary Bedroom is oversized and has a Private Bath with Garden Tub, Separate Shower and Double Vanity, and a Huge Walk in Closet. The Guest Bedrooms are Split from Primary Bedroom. No Carpet! Covered Patio and Nice Yard. Madisonville Grammer Schools and Mandeville High.

16. 2026-03-24
    price $264,900 504-char remark

    Show marketing remark (504 chars)

    Spacious Home in Villages of Bocage. Open Floor Plan, Large Living Area featuring Fireplace and Wood Floors. The Kitchen has Lots of Granite Counter Space and Cabinets, SS Appliances Walk in Pantry, and a Connecting Dining Area. The Primary Bedroom is oversized and has a Private Bath with Garden Tub, Separate Shower and Double Vanity, and a Huge Walk in Closet. The Guest Bedrooms are Split from Primary Bedroom. No Carpet! Covered Patio and Nice Yard. Madisonville Grammer Schools and Mandeville High.

17. 2026-01-28
    listed $269,900 Active 504-char remark

    Show marketing remark (504 chars)

    Spacious Home in Villages of Bocage. Open Floor Plan, Large Living Area featuring Fireplace and Wood Floors. The Kitchen has Lots of Granite Counter Space and Cabinets, SS Appliances Walk in Pantry, and a Connecting Dining Area. The Primary Bedroom is oversized and has a Private Bath with Garden Tub, Separate Shower and Double Vanity, and a Huge Walk in Closet. The Guest Bedrooms are Split from Primary Bedroom. No Carpet! Covered Patio and Nice Yard. Madisonville Grammer Schools and Mandeville High.

18. 2026-01-28
    listed $269,900 Active 504-char remark

    Show marketing remark (504 chars)

    Spacious Home in Villages of Bocage. Open Floor Plan, Large Living Area featuring Fireplace and Wood Floors. The Kitchen has Lots of Granite Counter Space and Cabinets, SS Appliances Walk in Pantry, and a Connecting Dining Area. The Primary Bedroom is oversized and has a Private Bath with Garden Tub, Separate Shower and Double Vanity, and a Huge Walk in Closet. The Guest Bedrooms are Split from Primary Bedroom. No Carpet! Covered Patio and Nice Yard. Madisonville Grammer Schools and Mandeville High.

19. 2018-05-21
    soldstatus $215,000
20. 2018-05-18
    soldstatus $215,000 Sold
21. 2018-04-30
    status Under Contract
22. 2018-04-04
    historical Pending Continue to Show
23. 2018-03-01
    listed $215,000 Active
24. 2018-03-01
    listed $215,000
25. 2018-01-05
    historical
26. 2017-12-12
    price $215,000
27. 2017-10-18
    listed $220,000 Active
28. 2017-10-18
    listed $215,000
29. 2014-07-24
    soldstatus $180,900
30. 2014-04-15
    listed $180,900
31. 2014-04-15
    listed $180,900

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $1,944 · $162/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 · 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: $31,097
• − Mortgage interest: −$14,558
• − Property taxes: −$1,944
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$276
• − Depreciation: −$7,561
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $4,576/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

+46.4% since first listed

17 events — show timeline

• 2026-03-24 Price Changed $264,900 AcadianaMLS
• 2026-03-24 Price Changed $264,900 GSREIN
• 2026-01-28 Listed $269,900 GSREIN
• 2026-01-28 Listed $269,900 AcadianaMLS
• 2018-05-21 Sold (Public Records) $215,000 Public Records
• 2018-05-18 Sold (MLS) $215,000 GSREIN
• 2018-04-30 Pending — GSREIN
• 2018-04-04 Contingent — GSREIN
• 2018-03-01 Listed $215,000 AcadianaMLS
• 2018-03-01 Listed $215,000 GSREIN
• 2018-01-05 Listing Removed — GSREIN
• 2017-12-12 Price Changed $215,000 GSREIN
• 2017-10-18 Listed $220,000 GSREIN
• 2017-10-18 Listed $215,000 AcadianaMLS
• 2014-07-24 Sold (MLS) $180,900 GSREIN
• 2014-04-15 Listed $180,900 AcadianaMLS
• 2014-04-15 Listed $180,900 GSREIN

Property tax history

-1.7%/yr

Latest (2025): $1,944 · -2.4% YoY. Source: county tax records.