69001 Taverny Ct · Madisonville, LA 70447

$259,000

3 bd · 2.0 ba · 1,657 sqft · SingleFamily public records · 50 Days on market

Built 2011 7,365 sqft lot $156/sqft · 16% below area Est $315k · 18% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• 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

Welcome to this move-in ready home in the Village of Bocage. Situated on a spacious corner lot, this freshly painted 3-bedroom, 2-bathroom residence is ready for its new owners. Step inside to find a large living area featuring a wall of windows for abundant natural light and a cozy gas-burning fireplace. The kitchen and breakfast nook are equipped with tile flooring and stainless steel appliances. The primary suite is a true retreat, boasting tray ceilings, a granite double vanity, a separate shower, a soaking tub, and double walk-in closets. Outside, enjoy a fully fenced backyard with a covered patio that overlooks peaceful green space and a neighborhood pond. Additional high-value features include a whole-house generator, tankless water heater, gutters, and a SimpliSafe security system

Key facts

• 7,365 sq ft lot
• Garage
• Built 2011

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $275

Exterior

• Parking: Garage with two parking spaces
• Utilities: Public water; Public sewer; Generator for electric
• Home design: Single-story home
• Construction: Brick, stucco, and vinyl siding exterior; Shingle roof; Slab foundation; Property in very good condition
• Exterior features: Fenced yard; Concrete covered porch/patio; Corner lot; Outside city limits; Rectangular lot; Lot dimensions approximately 60 x 120

Interior

• Kitchen: Dishwasher; Garbage disposal; Range; Pantry; Stainless steel appliances
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Pantry; Stainless steel appliances; Gas fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $245k (5.3% below list).
• Recommended offer: $245k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 $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 50 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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 $224k; 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; 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 $245,258 (5.3% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $314,746
• List price: $259,000
• Delta: -17.71%
• 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
69261 Taverny Ct	0.16mi	3/2.0	1,732 (+4%)	0mo	$286,000	$165	85
70048 Hirson Ct	0.26mi	3/2.0	1,689 (+2%)	0mo	$267,000	$158	84
28507 Rosedust Ln	0.30mi	3/2.0	1,683 (+2%)	2mo	$238,000	$141	82
41958 Snowball Cir	0.31mi	3/2.0	1,617 (-2%)	3mo	$229,000	$142	79
69484 Taverny Ct	0.27mi	3/2.0	1,747 (+5%)	4mo	$280,000	$160	75
10136 Cesson Ct	0.44mi	3/2.0	1,615 (-2%)	3mo	$271,000	$168	73
69628 Taverny Ct	0.45mi	3/2.0	1,715 (+4%)	4mo	$272,000	$159	70
41173 Snowball Cir	0.59mi	3/2.0	1,585 (-4%)	0mo	$215,000	$136	65
46 Mary St	0.64mi	3/2.0	1,735 (+5%)	2mo	$290,000	$167	61
9 Adrienne St	0.31mi	2/2.0 (-1)	1,437 (-13%)	2mo	$175,000	$122	56
28491 Twilight Dr	0.37mi	3/2.0	1,415 (-15%)	4mo	$213,000	$151	55
28515 Vintage Ln	0.66mi	3/2.0	1,476 (-11%)	4mo	$224,000	$152	48

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-23,594
• Equity at exit: $38,618

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,978
• Equity at exit: $22,394

Cash invested: $72,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$108
• HOA: −$23
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $289

Break-even live

Break-even rent $2,086

Max offer price $259,000

Occupancy floor 83%

Sensitivity live

Price	-10% $436	-5% $363	+0% $289	+5% $216	+10% $143
Rent	-10% $96	-5% $192	+0% $289	+5% $386	+10% $483
Rate	-1.0pp $420	-0.5pp $355	base $289	+0.5pp $222	+1.0pp $154

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69332 Taverny Ct Madisonville, LA	3.0	2.0	2000	$2,250	$1.12	44d	1	0.21mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	24d	1	1.12mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	22d	1	1.39mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: watergassecurity

Listing history 36 events

1. 2026-06-18
   days on market $259,000 Active 50 DOM
2. 2026-06-17
   days on market $259,000 Active 49 DOM
3. 2026-06-16
   days on market $259,000 Active 48 DOM
4. 2026-06-15
   days on market $259,000 Active 47 DOM
5. 2026-06-13
   days on market $259,000 Active 45 DOM
6. 2026-06-10
   days on market $259,000 Active 42 DOM
7. 2026-06-09
   days on market $259,000 Active 41 DOM
8. 2026-06-08
   days on market $259,000 Active 40 DOM
9. 2026-06-07
   days on market $259,000 Active 39 DOM
10. 2026-06-03
    pricedays on market $259,000 Active 35 DOM
11. 2026-06-02
    days on market $265,000 Active 34 DOM

    Show marketing remark (799 chars)

    Welcome to this move-in ready home in the Village of Bocage. Situated on a spacious corner lot, this freshly painted 3-bedroom, 2-bathroom residence is ready for its new owners. Step inside to find a large living area featuring a wall of windows for abundant natural light and a cozy gas-burning fireplace. The kitchen and breakfast nook are equipped with tile flooring and stainless steel appliances. The primary suite is a true retreat, boasting tray ceilings, a granite double vanity, a separate shower, a soaking tub, and double walk-in closets. Outside, enjoy a fully fenced backyard with a covered patio that overlooks peaceful green space and a neighborhood pond. Additional high-value features include a whole-house generator, tankless water heater, gutters, and a SimpliSafe security system

12. 2026-06-01
    days on market $265,000 Active 33 DOM
13. 2026-05-31
    days on market $265,000 Active 32 DOM
14. 2026-04-29
    listed $265,000 Active 799-char remark

    Show marketing remark (799 chars)

    Welcome to this move-in ready home in the Village of Bocage. Situated on a spacious corner lot, this freshly painted 3-bedroom, 2-bathroom residence is ready for its new owners. Step inside to find a large living area featuring a wall of windows for abundant natural light and a cozy gas-burning fireplace. The kitchen and breakfast nook are equipped with tile flooring and stainless steel appliances. The primary suite is a true retreat, boasting tray ceilings, a granite double vanity, a separate shower, a soaking tub, and double walk-in closets. Outside, enjoy a fully fenced backyard with a covered patio that overlooks peaceful green space and a neighborhood pond. Additional high-value features include a whole-house generator, tankless water heater, gutters, and a SimpliSafe security system

15. 2026-04-29
    listed $265,000 Active 799-char remark

    Show marketing remark (799 chars)

    Welcome to this move-in ready home in the Village of Bocage. Situated on a spacious corner lot, this freshly painted 3-bedroom, 2-bathroom residence is ready for its new owners. Step inside to find a large living area featuring a wall of windows for abundant natural light and a cozy gas-burning fireplace. The kitchen and breakfast nook are equipped with tile flooring and stainless steel appliances. The primary suite is a true retreat, boasting tray ceilings, a granite double vanity, a separate shower, a soaking tub, and double walk-in closets. Outside, enjoy a fully fenced backyard with a covered patio that overlooks peaceful green space and a neighborhood pond. Additional high-value features include a whole-house generator, tankless water heater, gutters, and a SimpliSafe security system

16. 2020-12-07
    soldstatus $224,000 Closed

    Show marketing remark (371 chars)

    Super cute in popular Villages at Bocage! Corner lot with pond view backs to greenspace! Stylish wood-look floors & soothing color palette. No carpet! Granite kitchen has all new stainless appliances. Primary suite has tray ceiling, granite double vanity, walk-in closets. Enjoy the view from your covered patio. Fenced backyard. Award-winning Madisonville schools.

17. 2020-10-29
    status Pending

    Show marketing remark (371 chars)

    Super cute in popular Villages at Bocage! Corner lot with pond view backs to greenspace! Stylish wood-look floors & soothing color palette. No carpet! Granite kitchen has all new stainless appliances. Primary suite has tray ceiling, granite double vanity, walk-in closets. Enjoy the view from your covered patio. Fenced backyard. Award-winning Madisonville schools.

18. 2020-09-29
    listed $220,000

    Show marketing remark (371 chars)

    Super cute in popular Villages at Bocage! Corner lot with pond view backs to greenspace! Stylish wood-look floors & soothing color palette. No carpet! Granite kitchen has all new stainless appliances. Primary suite has tray ceiling, granite double vanity, walk-in closets. Enjoy the view from your covered patio. Fenced backyard. Award-winning Madisonville schools.

19. 2020-09-29
    listed $220,000 Active

    Show marketing remark (371 chars)

    Super cute in popular Villages at Bocage! Corner lot with pond view backs to greenspace! Stylish wood-look floors & soothing color palette. No carpet! Granite kitchen has all new stainless appliances. Primary suite has tray ceiling, granite double vanity, walk-in closets. Enjoy the view from your covered patio. Fenced backyard. Award-winning Madisonville schools.

20. 2018-05-24
    soldstatus $210,000
21. 2018-05-23
    soldstatus $210,000 Sold
22. 2018-04-25
    historical Pending Continue to Show
23. 2018-04-11
    listed $219,500 Active
24. 2018-04-11
    listed $219,500
25. 2018-03-16
    soldstatus $180,000 Sold
26. 2018-01-22
    historical Pending Continue to Show
27. 2018-01-09
    price $199,900
28. 2017-11-20
    price $205,000
29. 2017-11-17
    status Active
30. 2017-10-10
    historical Pending Continue to Show
31. 2017-09-20
    price $199,900
32. 2017-08-23
    listed $206,000 Active
33. 2017-08-22
    listed $199,900
34. 2012-05-04
    soldstatus $165,300
35. 2011-10-13
    listed $165,300
36. 2011-10-13
    listed $165,300

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $1,909 · $159/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 10/10 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: $29,431
• − Mortgage interest: −$14,508
• − Property taxes: −$1,909
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$276
• − Depreciation: −$7,535
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $3,664/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

+56.7% since first listed

25 events — show timeline

• 2026-06-02 Price Changed $259,000 AcadianaMLS
• 2026-06-02 Price Changed $259,000 GSREIN
• 2026-04-29 Listed $265,000 GSREIN
• 2026-04-29 Listed $265,000 AcadianaMLS
• 2020-12-07 Sold (MLS) $224,000 GSREIN
• 2020-10-29 Pending — GSREIN
• 2020-09-29 Listed $220,000 AcadianaMLS
• 2020-09-29 Listed $220,000 GSREIN
• 2018-05-24 Sold (Public Records) $210,000 Public Records
• 2018-05-23 Sold (MLS) $210,000 GSREIN
• 2018-04-25 Contingent — GSREIN
• 2018-04-11 Listed $219,500 AcadianaMLS
• 2018-04-11 Listed $219,500 GSREIN
• 2018-03-16 Sold (MLS) $180,000 GSREIN
• 2018-01-22 Contingent — GSREIN
• 2018-01-09 Price Changed $199,900 GSREIN
• 2017-11-20 Price Changed $205,000 GSREIN
• 2017-11-17 Relisted — GSREIN
• 2017-10-10 Contingent — GSREIN
• 2017-09-20 Price Changed $199,900 GSREIN
• 2017-08-23 Listed $206,000 GSREIN
• 2017-08-22 Listed $199,900 AcadianaMLS
• 2012-05-04 Sold (MLS) $165,300 GSREIN
• 2011-10-13 Listed $165,300 AcadianaMLS
• 2011-10-13 Listed $165,300 GSREIN

Property tax history

-0.9%/yr

Latest (2025): $1,909 · -2.4% YoY. Source: county tax records.