145 White Heron Dr · Madisonville, LA 70447

$212,005

3 bd · 2.5 ba · 1,778 sqft · SingleFamily public records · 139 Days on market

Built 2009 $119/sqft · 11% below area Est $239k · 11% under $155/mo HOA · 7% 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 +22.8/30.0
• ARV discount +12.6/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• 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

Experience peaceful living in this beautifully appointed 3-bedroom, 2.5-bath townhome, nestled in a quiet Madisonville community. This low-maintenance residence welcomes you with elegant tile flooring throughout the main level and a thoughtfully redesigned kitchen featuring luxurious quartz countertops and custom designer backsplash. Outdoor living is enhanced by a private fenced patio with dedicated storage space, plus a one-car garage for added convenience. Residents enjoy access to excellent community amenities including a refreshing pool, welcoming clubhouse, and children's playground. Upstairs, retreat to the spacious primary suite showcasing a sophisticated tray ceiling, generously sized walk-in closet, and a spa-inspired ensuite bathroom complete with dual vanity, relaxing soaker tub, and stylish tile shower. Two additional well-proportioned guest bedrooms share a recently renovated bathroom with quartz counters and tile tub/shower surround. The convenient upstairs laundry adds to the home's functional design. Monthly HOA dues provide exceptional value, covering front lawn maintenance, annual pressure washing, and termite protection in addition to exterior maintenance. See covenants for details. Recent major updates include a 2019 roof and 2020 HVAC system. Located in Flood Zone C for added peace of mind. Embrace the quiet community lifestyle and peaceful living that awaits in this move-in ready Madisonville townhome! 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

Key facts

• Private fenced patio
• Refreshing pool
• Dual vanity

Tags

• PRIVATE FENCED PATIO
• DEDICATED STORAGE SPACE
• REFRESHING POOL
• SPA INSPIRED ENSUITE BATHROOM
• DUAL VANITY
• SOAKER TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $212k).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: crime A+, employment A+, housing 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.
• Zoned schools: Joseph B. Lancaster Elementary School (math 58% / reading 73%, grade B+, #38 of 646 statewide, top 6%, 1,505 students, 21% FRL); Madisonville Junior High School (math 41% / reading 58%, grade C, #28 of 218 statewide, top 13%, 655 students, 21% FRL); Mandeville High School (math 59% / reading 63%, grade C+, #19 of 265 statewide, top 7%, 2,259 students, 22% FRL) — zoned schools average 21% FRL vs 40% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 139 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 13 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 $156k; 36% 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 $186,564 (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: 1.08% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $239,327
• List price: $212,005
• Delta: -11.42%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7057 Ring Neck Dr	0.33mi	3/2.0	1,825 (+3%)	3mo	$389,900	$214	75
1057 Fox Sparrow Loop	0.32mi	3/2.0	1,832 (+3%)	6mo	$349,000	$191	73
717 N Brown Thrasher Loop	0.30mi	3/2.0	1,638 (-8%)	6mo	$303,000	$185	66
305 Brown Thrasher Loop	0.38mi	3/2.0	1,956 (+10%)	2mo	$335,000	$171	62
108 Fayedaye Dr	0.37mi	3/2.0	1,585 (-11%)	3mo	$321,000	$203	60
1064 Fox Sparrow Loop	0.35mi	4/2.0 (+1)	1,950 (+10%)	1mo	$390,000	$200	60
2024 White Dove Dr	0.49mi	3/2.0	1,972 (+11%)	1mo	$424,000	$215	56
1244 Fox Sparrow Loop	0.46mi	4/2.0 (+1)	2,032 (+14%)	1mo	$419,900	$207	47
609 English Oak Dr	0.62mi	3/2.0	1,987 (+12%)	4mo	$398,000	$200	46
7020 Ring Neck Dr	0.44mi	4/2.0 (+1)	2,038 (+15%)	3mo	$387,000	$190	46
25 A Oak Park Dr	0.66mi	3/2.0	1,513 (-15%)	2mo	$260,000	$172	40
3026 Moss Point Ln	0.71mi	3/2.0	2,012 (+13%)	5mo	$425,000	$211	39

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-10,812
• Equity at exit: $31,611

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $20,938
• Equity at exit: $18,330

Cash invested: $59,361 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$88
• HOA: −$155
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $369

Break-even live

Break-even rent $1,813

Max offer price $212,005

Occupancy floor 79%

Sensitivity live

Price	-10% $489	-5% $429	+0% $369	+5% $309	+10% $249
Rent	-10% $189	-5% $279	+0% $369	+5% $459	+10% $550
Rate	-1.0pp $476	-0.5pp $423	base $369	+0.5pp $314	+1.0pp $259

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: $53,001
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 White Heron Dr Unit 166 Madisonville, LA	3.0	2.5	1800	$1,800	$1.00	45d	1	0.03mi
223 Snowy Egret Ct Madisonville, LA	3.0	2.5	1887	$2,100	$1.11	45d	1	0.09mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	23d	1	0.44mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	25d	1	0.74mi
113 Autumn Creek Dr Madisonville, LA	4.0	2.5	2027	$2,800	$1.38	45d	1	1.33mi

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: exterior maint.pool

Listing history 31 events

1. 2026-06-21
   statusdays on market $212,005 Active Under Contract 139 DOM
2. 2026-06-18
   days on market $212,005 Active 136 DOM
3. 2026-06-17
   days on market $212,005 Active 135 DOM
4. 2026-06-16
   days on market $212,005 Active 134 DOM
5. 2026-06-15
   days on market $212,005 Active 133 DOM
6. 2026-06-13
   pricedays on market $212,005 Active 131 DOM
7. 2026-06-10
   days on market $212,000 Active 128 DOM
8. 2026-06-09
   days on market $212,000 Active 127 DOM
9. 2026-06-08
   days on market $212,000 Active 126 DOM
10. 2026-06-07
    days on market $212,000 Active 125 DOM
11. 2026-06-03
    days on market $212,000 Active 121 DOM
12. 2026-06-02
    days on market $212,000 Active 120 DOM
13. 2026-06-01
    days on market $212,000 Active 119 DOM
14. 2026-05-31
    days on market $212,000 Active 118 DOM
15. 2026-04-06
    price $212,000 1559-char remark

    Show marketing remark (1559 chars)

    Experience peaceful living in this beautifully appointed 3-bedroom, 2.5-bath townhome, nestled in a quiet Madisonville community. This low-maintenance residence welcomes you with elegant tile flooring throughout the main level and a thoughtfully redesigned kitchen featuring luxurious quartz countertops and custom designer backsplash. Outdoor living is enhanced by a private fenced patio with dedicated storage space, plus a one-car garage for added convenience. Residents enjoy access to excellent community amenities including a refreshing pool, welcoming clubhouse, and children's playground. Upstairs, retreat to the spacious primary suite showcasing a sophisticated tray ceiling, generously sized walk-in closet, and a spa-inspired ensuite bathroom complete with dual vanity, relaxing soaker tub, and stylish tile shower. Two additional well-proportioned guest bedrooms share a recently renovated bathroom with quartz counters and tile tub/shower surround. The convenient upstairs laundry adds to the home's functional design. Monthly HOA dues provide exceptional value, covering front lawn maintenance, annual pressure washing, and termite protection in addition to exterior maintenance. See covenants for details. Recent major updates include a 2019 roof and 2020 HVAC system. Located in Flood Zone C for added peace of mind. Embrace the quiet community lifestyle and peaceful living that awaits in this move-in ready Madisonville townhome! 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

16. 2026-04-06
    price $212,000 1559-char remark

    Show marketing remark (1559 chars)

    Experience peaceful living in this beautifully appointed 3-bedroom, 2.5-bath townhome, nestled in a quiet Madisonville community. This low-maintenance residence welcomes you with elegant tile flooring throughout the main level and a thoughtfully redesigned kitchen featuring luxurious quartz countertops and custom designer backsplash. Outdoor living is enhanced by a private fenced patio with dedicated storage space, plus a one-car garage for added convenience. Residents enjoy access to excellent community amenities including a refreshing pool, welcoming clubhouse, and children's playground. Upstairs, retreat to the spacious primary suite showcasing a sophisticated tray ceiling, generously sized walk-in closet, and a spa-inspired ensuite bathroom complete with dual vanity, relaxing soaker tub, and stylish tile shower. Two additional well-proportioned guest bedrooms share a recently renovated bathroom with quartz counters and tile tub/shower surround. The convenient upstairs laundry adds to the home's functional design. Monthly HOA dues provide exceptional value, covering front lawn maintenance, annual pressure washing, and termite protection in addition to exterior maintenance. See covenants for details. Recent major updates include a 2019 roof and 2020 HVAC system. Located in Flood Zone C for added peace of mind. Embrace the quiet community lifestyle and peaceful living that awaits in this move-in ready Madisonville townhome! 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

17. 2026-02-02
    listed $217,900 Active 1559-char remark

    Show marketing remark (1559 chars)

    Experience peaceful living in this beautifully appointed 3-bedroom, 2.5-bath townhome, nestled in a quiet Madisonville community. This low-maintenance residence welcomes you with elegant tile flooring throughout the main level and a thoughtfully redesigned kitchen featuring luxurious quartz countertops and custom designer backsplash. Outdoor living is enhanced by a private fenced patio with dedicated storage space, plus a one-car garage for added convenience. Residents enjoy access to excellent community amenities including a refreshing pool, welcoming clubhouse, and children's playground. Upstairs, retreat to the spacious primary suite showcasing a sophisticated tray ceiling, generously sized walk-in closet, and a spa-inspired ensuite bathroom complete with dual vanity, relaxing soaker tub, and stylish tile shower. Two additional well-proportioned guest bedrooms share a recently renovated bathroom with quartz counters and tile tub/shower surround. The convenient upstairs laundry adds to the home's functional design. Monthly HOA dues provide exceptional value, covering front lawn maintenance, annual pressure washing, and termite protection in addition to exterior maintenance. See covenants for details. Recent major updates include a 2019 roof and 2020 HVAC system. Located in Flood Zone C for added peace of mind. Embrace the quiet community lifestyle and peaceful living that awaits in this move-in ready Madisonville townhome! 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

18. 2026-02-02
    listed $217,900 Active 1559-char remark

    Show marketing remark (1559 chars)

    Experience peaceful living in this beautifully appointed 3-bedroom, 2.5-bath townhome, nestled in a quiet Madisonville community. This low-maintenance residence welcomes you with elegant tile flooring throughout the main level and a thoughtfully redesigned kitchen featuring luxurious quartz countertops and custom designer backsplash. Outdoor living is enhanced by a private fenced patio with dedicated storage space, plus a one-car garage for added convenience. Residents enjoy access to excellent community amenities including a refreshing pool, welcoming clubhouse, and children's playground. Upstairs, retreat to the spacious primary suite showcasing a sophisticated tray ceiling, generously sized walk-in closet, and a spa-inspired ensuite bathroom complete with dual vanity, relaxing soaker tub, and stylish tile shower. Two additional well-proportioned guest bedrooms share a recently renovated bathroom with quartz counters and tile tub/shower surround. The convenient upstairs laundry adds to the home's functional design. Monthly HOA dues provide exceptional value, covering front lawn maintenance, annual pressure washing, and termite protection in addition to exterior maintenance. See covenants for details. Recent major updates include a 2019 roof and 2020 HVAC system. Located in Flood Zone C for added peace of mind. Embrace the quiet community lifestyle and peaceful living that awaits in this move-in ready Madisonville townhome! 1yr free interest rate buydown and no lender refinance fees available for this home when using Envoy Mortgage.

19. 2025-04-02
    listed $227,500 Active
20. 2014-09-03
    soldstatus $156,000
21. 2014-06-30
    listed $157,000
22. 2014-06-30
    listed $157,000
23. 2014-05-04
    listed $157,000
24. 2014-05-04
    listed $157,000
25. 2009-05-19
    soldstatus $153,000
26. 2009-01-23
    listed $152,900
27. 2009-01-23
    listed $152,900
28. 2008-09-24
    listed $169,900
29. 2008-09-24
    listed $169,900
30. 2008-05-31
    listed $182,900
31. 2008-05-31
    listed $182,900

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$244/yr (+$20/mo · 26.5%)

ⓘ 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 · 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: $27,363
• − Mortgage interest: −$11,876
• − Property taxes: −$922
• − Insurance: −$1,060
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$1,860
• − Depreciation: −$6,167
• Taxable income: $1,099
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $4,169/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

+15.9% since first listed

17 events — show timeline

• 2026-04-06 Price Changed $212,000 AcadianaMLS
• 2026-04-06 Price Changed $212,000 GSREIN
• 2026-02-02 Listed $217,900 GSREIN
• 2026-02-02 Listed $217,900 AcadianaMLS
• 2025-04-02 Listed $227,500 AcadianaMLS
• 2014-09-03 Sold (MLS) $156,000 GSREIN
• 2014-06-30 Listed $157,000 AcadianaMLS
• 2014-06-30 Listed $157,000 GSREIN
• 2014-05-04 Listed $157,000 GSREIN
• 2014-05-04 Listed $157,000 AcadianaMLS
• 2009-05-19 Sold (MLS) $153,000 GSREIN
• 2009-01-23 Listed $152,900 AcadianaMLS
• 2009-01-23 Listed $152,900 GSREIN
• 2008-09-24 Listed $169,900 GSREIN
• 2008-09-24 Listed $169,900 AcadianaMLS
• 2008-05-31 Listed $182,900 GSREIN
• 2008-05-31 Listed $182,900 AcadianaMLS

Property tax history

-11.1%/yr

Latest (2021): $922 · -0.3% YoY. Source: county tax records.