709 Jackson Ct · Madisonville, LA 70447

$325,000

3 bd · 2.0 ba · 1,887 sqft · SingleFamily public records · 113 Days on market

Built 2020 $172/sqft · 12% below area Est $368k · 12% under $47/mo HOA · 2% 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).

• ARV discount +12.7/15.0
• Cash flow +9.5/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE MODEL HOME IS FINALLY AVAILABLE. Built as Jackson Court's MODEL HOME, this gem is better than new and loaded with EXCLUSIVE upgrades, this 2020-built stunner features a premium $8,000 whole-home water filtration system, smart home camera + security system, engineered wood flooring (including in the primary bedroom), custom recessed lighting, and pristine finishes that still look untouched. Situated on a coveted end-lot, the backyard patio offers peaceful retreat with views of soaring mature oak trees, offering a shaded, private space that no other neighbor can match. The main living area features a functional open floor plan, high ceilings, large island, custom cabinets, a large walk in pantry, and a suite of top-end appliances nearly new--perfectly maintained and barely used in 5 years. Why settle for standard when you can have the MODEL? Move-in ready and priced to sell--schedule your private tour before it's gone.

Key facts

• Open floor plan
• Custom cabinets
• Backyard patio

Tags

• ENGINEERED WOOD FLOORING
• CUSTOM RECESSED LIGHTING
• BACKYARD PATIO
• OPEN FLOOR PLAN
• LARGE ISLAND
• CUSTOM CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.6% below list).
• Recommended offer: $235k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Madisonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $2k of loan paydown is wiped out by about $10k 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 113 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $255k; 28% 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 $235,156 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $367,598
• List price: $325,000
• Delta: -11.59%
• 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
7057 Ring Neck Dr	0.45mi	3/2.0	1,825 (-3%)	3mo	$389,900	$214	71
1064 Fox Sparrow Loop	0.41mi	4/2.0 (+1)	1,950 (+3%)	1mo	$390,000	$200	70
305 Brown Thrasher Loop	0.62mi	3/2.0	1,956 (+4%)	2mo	$335,000	$171	63
2024 White Dove Dr	0.61mi	3/2.0	1,972 (+4%)	1mo	$424,000	$215	63
809 Jackson Ct	0.22mi	4/3.0 (+1)	2,072 (+10%)	2mo	$350,000	$169	63
609 English Oak Dr	0.53mi	3/2.0	1,987 (+5%)	4mo	$398,000	$200	63
7020 Ring Neck Dr	0.57mi	4/2.0 (+1)	2,038 (+8%)	3mo	$387,000	$190	53
1244 Fox Sparrow Loop	0.63mi	4/2.0 (+1)	2,032 (+8%)	1mo	$419,900	$207	52
5052 House Sparrow Dr	0.62mi	4/2.0 (+1)	2,118 (+12%)	1mo	$465,000	$220	45
124 Timberwood Dr	0.61mi	4/2.0 (+1)	2,100 (+11%)	4mo	$434,900	$207	44
172 Fayedaye Dr	0.60mi	4/2.0 (+1)	2,126 (+13%)	2mo	$362,000	$170	44
1205 Fox Sparrow Loop	0.66mi	4/2.0 (+1)	2,167 (+15%)	3mo	$465,000	$215	37

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-67,108
• Equity at exit: $48,459

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-77,215
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$135
• HOA: −$47
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-226

Break-even live

Break-even rent $2,637

Max offer price $285,115

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-134	+0% $-226	+5% $-318	+10% $-410
Rent	-10% $-412	-5% $-319	+0% $-226	+5% $-133	+10% $-40
Rate	-1.0pp $-62	-0.5pp $-143	base $-226	+0.5pp $-310	+1.0pp $-396

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: $81,250
• Closing costs: $9,750
• 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	0.34mi
223 Snowy Egret Ct Madisonville, LA	3.0	2.5	1887	$2,100	$1.11	45d	1	0.39mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	23d	1	0.50mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	25d	1	0.78mi
113 Autumn Creek Dr Madisonville, LA	4.0	2.5	2027	$2,800	$1.38	45d	1	1.13mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: watersecurity

Listing history 18 events

1. 2026-06-21
   days on market $325,000 Active 113 DOM
2. 2026-06-18
   days on market $325,000 Active 110 DOM
3. 2026-06-17
   days on market $325,000 Active 109 DOM
4. 2026-06-16
   days on market $325,000 Active 108 DOM
5. 2026-06-15
   days on market $325,000 Active 107 DOM
6. 2026-06-13
   days on market $325,000 Active 105 DOM
7. 2026-06-10
   days on market $325,000 Active 102 DOM
8. 2026-06-09
   days on market $325,000 Active 101 DOM
9. 2026-06-08
   days on market $325,000 Active 100 DOM
10. 2026-06-07
    days on market $325,000 Active 99 DOM
11. 2026-06-03
    days on market $325,000 Active 95 DOM
12. 2026-06-02
    days on market $325,000 Active 94 DOM
13. 2026-06-01
    days on market $325,000 Active 93 DOM
14. 2026-05-31
    days on market $325,000 Active 92 DOM
15. 2026-02-28
    listed $325,000 Active 934-char remark

    Show marketing remark (939 chars)

    THE MODEL HOME IS FINALLY AVAILABLE. Built as Jackson Court's MODEL HOME, this gem is better than new and loaded with EXCLUSIVE upgrades, this 2020-built stunner features a premium $8,000 whole-home water filtration system, smart home camera + security system, engineered wood flooring (including in the primary bedroom), custom recessed lighting, and pristine finishes that still look untouched. Situated on a coveted end-lot, the backyard patio offers peaceful retreat with views of soaring mature oak trees, offering a shaded, private space that no other neighbor can match. The main living area features a functional open floor plan, high ceilings, large island, custom cabinets, a large walk in pantry, and a suite of top-end appliances nearly new--perfectly maintained and barely used in 5 years. Why settle for standard when you can have the MODEL? Move-in ready and priced to sell—schedule your private tour before it's gone.

16. 2026-02-28
    listed $325,000 Active 939-char remark

    Show marketing remark (939 chars)

    THE MODEL HOME IS FINALLY AVAILABLE. Built as Jackson Court's MODEL HOME, this gem is better than new and loaded with EXCLUSIVE upgrades, this 2020-built stunner features a premium $8,000 whole-home water filtration system, smart home camera + security system, engineered wood flooring (including in the primary bedroom), custom recessed lighting, and pristine finishes that still look untouched. Situated on a coveted end-lot, the backyard patio offers peaceful retreat with views of soaring mature oak trees, offering a shaded, private space that no other neighbor can match. The main living area features a functional open floor plan, high ceilings, large island, custom cabinets, a large walk in pantry, and a suite of top-end appliances nearly new--perfectly maintained and barely used in 5 years. Why settle for standard when you can have the MODEL? Move-in ready and priced to sell—schedule your private tour before it's gone.

17. 2025-12-13
    listed $325,000 Active
18. 2020-07-20
    soldstatus $254,609

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/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 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: $28,219
• − Mortgage interest: −$18,205
• − Property taxes: −$2,361
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$564
• − Depreciation: −$9,455
• Taxable loss: −$8,506
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-668/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

+27.6% since first listed

4 events — show timeline

• 2026-02-28 Listed $325,000 GSREIN
• 2026-02-28 Listed $325,000 AcadianaMLS
• 2025-12-13 Listed $325,000 AcadianaMLS
• 2020-07-20 Sold (Public Records) $254,609 Public Records

Property tax history

+31.0%/yr

Latest (2025): $2,361 · -2.4% YoY. Source: county tax records.