69024 Taverny Ct · Madisonville, LA 70447

$249,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 9 Days on market

Built 2017 5,732 sqft lot Est $253k · at est. $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 +20.9/30.0
• ARV discount +8.2/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

Precious and pristine 3BR/2BA home offering 1,602 living sq ft and an open-concept floor plan. Bright living spaces flow seamlessly into the kitchen and dining areas, creating the perfect setting for everyday living and entertaining. Kitchen offers granite countertops, generous cabinet space, and seating at both counter AND island. Split-bedroom layout, spacious primary suite, abundant natural light, and move-in-ready condition throughout. Rear yard opens to shared greenspace. Generous driveway parking and attached 2-car garage. Beautifully maintained inside and out!

Key facts

• 5,732 sq ft lot
• Garage
• Built 2017

Property features AI

Finance

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

Exterior

• Parking: Attached garage with two spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Excellent condition; Built with brick and vinyl siding; Slab foundation
• Construction: Brick and vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 68 x 122 x 122 x 13

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $281 ($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 (1.5% below list).
• Recommended offer: $245k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 24d 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $183k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $245,163 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $253,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41958 Snowball Cir	0.27mi	3/2.0	1,617 (+1%)	3mo	$229,000	$142	84
69261 Taverny Ct	0.15mi	3/2.0	1,732 (+8%)	0mo	$286,000	$165	79
70048 Hirson Ct	0.25mi	3/2.0	1,689 (+5%)	0mo	$267,000	$158	79
28507 Rosedust Ln	0.26mi	3/2.0	1,683 (+5%)	2mo	$238,000	$141	78
10136 Cesson Ct	0.41mi	3/2.0	1,615 (+1%)	3mo	$271,000	$168	77
41173 Snowball Cir	0.54mi	3/2.0	1,585 (-1%)	0mo	$215,000	$136	73
69484 Taverny Ct	0.24mi	3/2.0	1,747 (+9%)	4mo	$280,000	$160	71
69628 Taverny Ct	0.43mi	3/2.0	1,715 (+7%)	4mo	$272,000	$159	65
9 Adrienne St	0.35mi	2/2.0 (-1)	1,437 (-10%)	2mo	$175,000	$122	60
28515 Vintage Ln	0.62mi	3/2.0	1,476 (-8%)	4mo	$224,000	$152	55
46 Mary St	0.68mi	3/2.0	1,735 (+8%)	2mo	$290,000	$167	53
28465 Plum St	0.74mi	3/2.0	1,438 (-10%)	3mo	$203,680	$142	46

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-22,451
• Equity at exit: $37,127

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,489
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,452 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $281

Break-even live

Break-even rent $2,096

Max offer price $249,000

Occupancy floor 84%

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: $62,250
• Closing costs: $7,470
• 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	43d	1	0.14mi
400 Walter Ln Madisonville, LA	3.0	2.5	2217	$2,400	$1.08	23d	1	1.20mi
116 Fayedaye Dr Madisonville, LA	3.0	2.0	1450	$2,100	$1.45	21d	1	1.48mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 7 events

1. 2026-06-18
   days on market $249,000 Active 9 DOM
2. 2026-06-17
   days on market $249,000 Active 8 DOM
3. 2026-06-16
   days on market $249,000 Active 7 DOM
4. 2026-06-15
   days on market $249,000 Active 6 DOM
5. 2026-06-13
   days on market $249,000 Active 4 DOM
6. 2026-06-10
   remarks 573-char remark
7. 2026-06-10
   listed $249,000 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: $1,881 · $157/mo
• Projected year-2 tax: $1,881 · $157/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 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: $29,420
• − Mortgage interest: −$13,948
• − Property taxes: −$1,881
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$276
• − Depreciation: −$7,244
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $3,536/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

+36.1% since first listed

6 events — show timeline

• 2026-06-08 Listed $249,000 AcadianaMLS
• 2026-06-08 Listed $249,000 GSREIN
• 2017-07-27 Sold (MLS) $182,900 GSREIN
• 2017-01-17 Pending — GSREIN
• 2017-01-05 Listed $182,900 GSREIN
• 2017-01-05 Listed $182,900 AcadianaMLS

Property tax history

+26.7%/yr

Latest (2025): $1,881 · -2.4% YoY. Source: county tax records.