228 Snowy Egret Ct · Madisonville, LA 70447

$235,400

2 bd · 2.5 ba · 1,653 sqft · SingleFamily public records · 356 Days on market

Built 2019 1,785 sqft lot $142/sqft · at area comps Est $239k · at est. $31/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +8.2/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage -- seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc.. Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don't miss it!

Key facts

• Backs to green space
• Large loft
• Centrally located

Tags

• CENTRALLY LOCATED
• BACKS TO GREEN SPACE
• SPACIOUS OPEN FLOOR PLAN
• GRANITE COUNTERS
• TONS OF STORAGE
• LARGE LOFT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $207k (12.0% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $7k 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 356 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $166k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $207,102 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $239,163
• List price: $235,400
• Delta: -1.57%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 N Brown Thrasher Loop	0.22mi	3/2.0 (+1)	1,638 (-1%)	6mo	$303,000	$185	77
625 N Brown Thrasher Loop	0.19mi	3/2.0 (+1)	1,696 (+3%)	7mo	$305,000	$180	74
108 Fayedaye Dr	0.44mi	3/2.0 (+1)	1,585 (-4%)	3mo	$321,000	$203	63
7057 Ring Neck Dr	0.28mi	3/2.0 (+1)	1,825 (+10%)	3mo	$389,900	$214	60
1057 Fox Sparrow Loop	0.29mi	3/2.0 (+1)	1,832 (+11%)	6mo	$349,000	$191	56
231 Fayedaye Dr	0.63mi	3/2.0 (+1)	1,661 (+0%)	9mo	$347,000	$209	55
1072 Fox Sparrow Loop	0.34mi	3/2.0 (+1)	1,825 (+10%)	8mo	$360,000	$197	53
1169 Fox Sparrow Loop	0.48mi	3/2.0 (+1)	1,827 (+10%)	8mo	$390,500	$214	47
25 A Oak Park Dr	0.72mi	3/2.0 (+1)	1,513 (-8%)	2mo	$260,000	$172	44
2020 White Dove Dr	0.43mi	3/2.0 (+1)	1,900 (+15%)	8mo	$406,000	$214	42
777 Jackson Ct	0.53mi	3/2.0 (+1)	1,887 (+14%)	10mo	$335,000	$178	37
3033 Moss Point Ln	0.72mi	3/2.0 (+1)	1,837 (+11%)	7mo	$377,000	$205	35

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-28,593
• Equity at exit: $35,099

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-12,753
• Equity at exit: $20,353

Cash invested: $65,912 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$1,234
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$98
• HOA: −$31
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $151

Break-even live

Break-even rent $1,880

Max offer price $235,400

Occupancy floor 88%

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: $58,850
• Closing costs: $7,062
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Snowy Egret Ct Madisonville, LA	3.0	2.5	1887	$2,100	$1.11	44d	1	0.03mi
166 White Heron Dr Unit 166 Madisonville, LA	3.0	2.5	1800	$1,800	$1.00	44d	1	0.04mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	21d	1	0.50mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	24d	1	0.80mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: poolgym

Listing history 36 events

1. 2026-06-18
   days on market $235,400 Active 356 DOM
2. 2026-06-17
   days on market $235,400 Active 355 DOM
3. 2026-06-16
   days on market $235,400 Active 354 DOM
4. 2026-06-15
   days on market $235,400 Active 353 DOM
5. 2026-06-13
   days on market $235,400 Active 351 DOM
6. 2026-06-10
   days on market $235,400 Active 348 DOM
7. 2026-06-09
   days on market $235,400 Active 347 DOM
8. 2026-06-08
   days on market $235,400 Active 346 DOM
9. 2026-06-07
   days on market $235,400 Active 345 DOM
10. 2026-06-03
    days on market $235,400 Active 341 DOM
11. 2026-06-02
    days on market $235,400 Active 340 DOM
12. 2026-06-01
    days on market $235,400 Active 339 DOM
13. 2026-05-31
    days on market $235,400 Active 338 DOM
14. 2026-03-05
    price $235,400 478-char remark

    Show marketing remark (491 chars)

    Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage — seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc. . Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don’t miss it!

15. 2026-03-05
    price $235,400 491-char remark

    Show marketing remark (491 chars)

    Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage — seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc. . Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don’t miss it!

16. 2025-08-08
    price $235,900 478-char remark

    Show marketing remark (491 chars)

    Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage — seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc. . Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don’t miss it!

17. 2025-08-08
    price $235,900 491-char remark

    Show marketing remark (491 chars)

    Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage — seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc. . Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don’t miss it!

18. 2025-06-27
    listed $239,900 Active 478-char remark

    Show marketing remark (491 chars)

    Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage — seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc. . Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don’t miss it!

19. 2025-06-27
    listed $239,900 Active 491-char remark

    Show marketing remark (491 chars)

    Light and airy 2 bed, 2.5 bath townhouse in The Village at Guste Island! Centrally located with Blue Ribbon schools nearby. Flood zone C. This home backs to green space, offers a spacious open floor plan, granite counters, and TONS of storage — seriously, tons! Light filled rooms including a large loft which is great as an office, gym, play area, homework station etc. . Attached garage. Welcoming and move-in ready. Community pool to help beat the summer heat. Don’t miss it!

20. 2021-01-28
    soldstatus $165,990 Closed
21. 2020-12-15
    status Pending
22. 2020-11-16
    status Active
23. 2020-11-10
    status Pending
24. 2020-10-28
    status Active
25. 2020-10-14
    status Pending
26. 2020-09-14
    price $165,990
27. 2020-08-27
    price $164,990
28. 2020-08-19
    price $162,990
29. 2020-07-31
    price $161,990
30. 2020-07-28
    status Active
31. 2020-07-13
    status Pending
32. 2020-07-07
    price $159,990
33. 2020-02-17
    price $158,990
34. 2020-01-09
    price $157,895
35. 2019-07-23
    listed $165,990
36. 2019-07-23
    listed $157,900 Active

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,852
• − Mortgage interest: −$13,186
• − Property taxes: −$1,460
• − Insurance: −$1,177
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$372
• − Depreciation: −$6,848
• Taxable loss: −$2,168
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $2,330/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

+41.8% since first listed

23 events — show timeline

• 2026-03-05 Price Changed $235,400 AcadianaMLS
• 2026-03-05 Price Changed $235,400 GSREIN
• 2025-08-08 Price Changed $235,900 AcadianaMLS
• 2025-08-08 Price Changed $235,900 GSREIN
• 2025-06-27 Listed $239,900 GSREIN
• 2025-06-27 Listed $239,900 AcadianaMLS
• 2021-01-28 Sold (MLS) $165,990 GSREIN
• 2020-12-15 Pending — GSREIN
• 2020-11-16 Relisted — GSREIN
• 2020-11-10 Pending — GSREIN
• 2020-10-28 Relisted — GSREIN
• 2020-10-14 Pending — GSREIN
• 2020-09-14 Price Changed $165,990 GSREIN
• 2020-08-27 Price Changed $164,990 GSREIN
• 2020-08-19 Price Changed $162,990 GSREIN
• 2020-07-31 Price Changed $161,990 GSREIN
• 2020-07-28 Relisted — GSREIN
• 2020-07-13 Pending — GSREIN
• 2020-07-07 Price Changed $159,990 GSREIN
• 2020-02-17 Price Changed $158,990 GSREIN
• 2020-01-09 Price Changed $157,895 GSREIN
• 2019-07-23 Listed $157,900 GSREIN
• 2019-07-23 Listed $165,990 AcadianaMLS

Property tax history

+3.9%/yr

Latest (2025): $1,460 · -2.4% YoY. Source: county tax records.