113 Davis St · Madisonville, LA 70447

$215,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 9 Days on market

Built 2004 Est $219k · at est.

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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 +21.8/30.0
• ARV discount +8.3/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• 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

Freshly painted throughout, you'll love this cozy abode the moment you step inside. The smell of the fresh paint tells you it's clean and ready to make your own. The kitchen area is perfect for a home cook with a beautiful dining area. Loads of natural light come into the large living room and you'll be very pleased with the bedrooms and bathrooms. Great closets in this one, too. Everything is is great condition here and waiting for you at a heckuva price. The back yard has a fire pit and concrete patio, and there's a fence to help make sure that what's in the back yard, stays in the back yard.

Key facts

• Kitchen area
• Dining area
• Natural light

Tags

• KITCHEN AREA
• DINING AREA
• NATURAL LIGHT
• LARGE LIVING ROOM
• GREAT CLOSETS
• FIRE PIT

Property features AI

Finance

• Other: Lot is rectangular, located outside city limits; dimensions approximately 50 x 120; Energy-efficient lighting and windows

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Public water; Sewer to treatment plant
• Home design: Single-story home; Entry level not specified; Excellent condition
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; Built in year not specified
• Exterior features: Fenced yard; Covered concrete patio; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Includes bedrooms (room level not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Window screens

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $334 ($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 $206k (4.2% below list).
• Recommended offer: $206k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 18y 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 $185k; 16% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,875 (4.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $218,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Madison Ave	0.09mi	3/2.0	1,256 (+2%)	14mo	$205,300	$163	80
113 Bryant St	0.19mi	3/2.0	1,320 (+7%)	1mo	$249,900	$189	78
108 Mardi St	0.14mi	3/2.0	1,184 (-4%)	11mo	$175,000	$148	78
103 Bryant St	0.21mi	3/2.0	1,305 (+6%)	3mo	$249,900	$191	78
132 Scott St	0.26mi	3/2.0	1,224 (-0%)	13mo	$227,000	$185	76
124 Davis St	0.08mi	3/2.0	1,336 (+9%)	8mo	$225,000	$168	76
122 Madison Ave	0.05mi	3/2.0	1,339 (+9%)	11mo	$236,000	$176	74
111 Bryant St	0.19mi	3/2.0	1,325 (+8%)	10mo	$239,000	$180	70
115 Bryant St	0.19mi	3/2.0	1,320 (+7%)	15mo	$234,500	$178	67
117 Bryant St	0.19mi	3/2.0	1,320 (+7%)	16mo	$234,900	$178	66
344 Brewster Rd	0.17mi	3/2.0	1,323 (+8%)	21mo	$232,000	$175	62
145 Gitz Ln	0.55mi	3/2.0	1,323 (+8%)	6mo	$262,500	$198	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-13,678
• Equity at exit: $32,057

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $15,095
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $334

Break-even live

Break-even rent $1,636

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $455	-5% $394	+0% $334	+5% $273	+10% $212
Rent	-10% $171	-5% $252	+0% $334	+5% $415	+10% $496
Rate	-1.0pp $442	-0.5pp $388	base $334	+0.5pp $278	+1.0pp $221

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Poe St Madisonville, LA	3.0	2.0	1287	$1,650	$1.28	24d	1	0.12mi
138 Poe St Madisonville, LA	3.0	2.0	1109	$1,700	$1.53	24d	1	0.18mi
126 Scott St Madisonville, LA	3.0	2.0	1264	$1,750	$1.38	21d	1	0.24mi

Listing history 7 events

1. 2026-06-18
   days on market $215,000 Active 9 DOM
2. 2026-06-17
   days on market $215,000 Active 8 DOM
3. 2026-06-16
   days on market $215,000 Active 7 DOM
4. 2026-06-15
   days on market $215,000 Active 6 DOM
5. 2026-06-13
   days on market $215,000 Active 4 DOM
6. 2026-06-10
   remarks 601-char remark
7. 2026-06-10
   listed $215,000 Active 1 DOM

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$274/yr (+$23/mo · 30.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $24,705
• − Mortgage interest: −$12,043
• − Property taxes: −$909
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$6,255
• Taxable income: $471
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $3,891/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

+49.8% since first listed

18 events — show timeline

• 2026-06-09 Listed $215,000 AcadianaMLS
• 2026-06-09 Listed $215,000 GSREIN
• 2022-03-21 Sold (Public Records) $185,000 Public Records
• 2022-03-17 Sold (MLS) $185,000 GSREIN
• 2022-02-15 Sold (Public Records) $138,000 Public Records
• 2022-02-03 Pending — GSREIN
• 2022-02-02 Relisted — GSREIN
• 2022-01-29 Pending — GSREIN
• 2022-01-28 Listed $189,900 AcadianaMLS
• 2022-01-28 Listed $189,900 GSREIN
• 2014-03-20 Sold (MLS) $114,000 GSREIN
• 2013-11-27 Listed $119,500 AcadianaMLS
• 2013-11-27 Listed $119,500 GSREIN
• 2008-10-21 Sold (Public Records) $120,000 Public Records
• 2008-10-20 Sold (MLS) $120,000 GSREIN
• 2008-09-22 Listed $134,500 AcadianaMLS
• 2008-09-22 Listed $134,500 GSREIN
• 2006-04-13 Sold (Public Records) $143,550 Public Records

Property tax history

-5.6%/yr

Latest (2025): $909 · -2.4% YoY. Source: county tax records.