41173 Snowball Cir · Madisonville, LA 70454

$215,000

3 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 30 Days on market

Built 2006 8,712 sqft lot $135/sqft · 8% below area Est $232k · 7% under $22/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 +23.0/30.0
• ARV discount +10.8/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Roof 4 years old. Flood zone C! HVAC system 1-year-old. CHARMING ACADIAN in Bedico Meadows 3 bed/ 2 bath home with a wide open living area. Kitchen has a large island with lots of cabinets and a pantry. Primary bath has a garden tub, double vanity and walk in closet. Split bedroom plan. Double driveway Shed included. Subdivision has community pool/playground area. COMMUNITY POOL & KIDS PLAY AREA. HOA W/COVENANTS. BEAUTIFUL GREEN SPACE THROUGHOUT NEIGHBORHOOD. Broker is related to one of the sellers.

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 526 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y 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 $152k; 41% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $232,239
• List price: $215,000
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41173 Snowball Cir	0.00mi	3/2.0	1,585 (-0%)	0mo	$215,000	$136	99
41958 Snowball Cir	0.39mi	3/2.0	1,617 (+2%)	3mo	$229,000	$142	77
10136 Cesson Ct	0.41mi	3/2.0	1,615 (+2%)	3mo	$271,000	$168	76
28507 Rosedust Ln	0.29mi	3/2.0	1,683 (+6%)	2mo	$238,000	$141	76
28515 Vintage Ln	0.22mi	3/2.0	1,476 (-7%)	4mo	$224,000	$152	75
28465 Plum St	0.26mi	3/2.0	1,438 (-10%)	3mo	$203,680	$142	70
28491 Twilight Dr	0.22mi	3/2.0	1,415 (-11%)	4mo	$213,000	$151	68
70048 Hirson Ct	0.52mi	3/2.0	1,689 (+6%)	0mo	$267,000	$158	65
69628 Taverny Ct	0.43mi	3/2.0	1,715 (+8%)	4mo	$272,000	$159	63
69484 Taverny Ct	0.38mi	3/2.0	1,747 (+10%)	4mo	$280,000	$160	62
69261 Taverny Ct	0.53mi	3/2.0	1,732 (+9%)	0mo	$286,000	$165	60
28042 Blue Sky Dr	0.74mi	3/2.0	1,649 (+4%)	1mo	$256,000	$155	59

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-15,692
• Equity at exit: $32,057

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,398
• Equity at exit: $18,589

Cash invested: $60,200 (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 70454

• Rents YoY: 0.7%
• Active inventory: 526
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,192 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$90
• HOA: −$22
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $381

Break-even live

Break-even rent $1,710

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.47mi
5033 Scotts Bayou Ln Madisonville, LA	4.0	3.0	2243	$3,000	$1.34	44d	1	1.48mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: pool

Listing history 38 events

1. 2026-05-02
   status Pending 508-char remark

   Show marketing remark (511 chars)

   Roof 4 years old. Flood zone C! HVAC system 1-year-old. CHARMING ACADIAN in Bedico Meadows 3 bed/ 2 bath home with a wide open living area. Kitchen has a large island with lots of cabinets and a pantry. Primary bath has a garden tub, double vanity and walk in closet. Split bedroom plan. Double driveway Shed included. Subdivision has community pool/playground area. COMMUNITY POOL & KIDS PLAY AREA. HOA W/ COVENANTS. BEAUTIFUL GREEN SPACE THROUGHOUT NEIGHBORHOOD. Broker is related to one of the sellers.

2. 2026-05-02
   status Pending 511-char remark

   Show marketing remark (511 chars)

   Roof 4 years old. Flood zone C! HVAC system 1-year-old. CHARMING ACADIAN in Bedico Meadows 3 bed/ 2 bath home with a wide open living area. Kitchen has a large island with lots of cabinets and a pantry. Primary bath has a garden tub, double vanity and walk in closet. Split bedroom plan. Double driveway Shed included. Subdivision has community pool/playground area. COMMUNITY POOL & KIDS PLAY AREA. HOA W/ COVENANTS. BEAUTIFUL GREEN SPACE THROUGHOUT NEIGHBORHOOD. Broker is related to one of the sellers.

3. 2026-04-01
   listed $215,000 Active 508-char remark

   Show marketing remark (511 chars)

   Roof 4 years old. Flood zone C! HVAC system 1-year-old. CHARMING ACADIAN in Bedico Meadows 3 bed/ 2 bath home with a wide open living area. Kitchen has a large island with lots of cabinets and a pantry. Primary bath has a garden tub, double vanity and walk in closet. Split bedroom plan. Double driveway Shed included. Subdivision has community pool/playground area. COMMUNITY POOL & KIDS PLAY AREA. HOA W/ COVENANTS. BEAUTIFUL GREEN SPACE THROUGHOUT NEIGHBORHOOD. Broker is related to one of the sellers.

4. 2026-04-01
   listed $215,000 Active 511-char remark

   Show marketing remark (511 chars)

   Roof 4 years old. Flood zone C! HVAC system 1-year-old. CHARMING ACADIAN in Bedico Meadows 3 bed/ 2 bath home with a wide open living area. Kitchen has a large island with lots of cabinets and a pantry. Primary bath has a garden tub, double vanity and walk in closet. Split bedroom plan. Double driveway Shed included. Subdivision has community pool/playground area. COMMUNITY POOL & KIDS PLAY AREA. HOA W/ COVENANTS. BEAUTIFUL GREEN SPACE THROUGHOUT NEIGHBORHOOD. Broker is related to one of the sellers.

5. 2026-01-23
   price $220,000
6. 2026-01-23
   price $220,000
7. 2026-01-14
   price $225,000
8. 2026-01-14
   price $225,000
9. 2026-01-01
   listed $227,000 Active
10. 2025-11-29
    price $227,000
11. 2025-11-06
    price $227,000
12. 2025-10-14
    price $230,000
13. 2025-10-14
    price $230,000
14. 2025-09-30
    price $235,000
15. 2025-09-30
    price $235,000
16. 2025-09-12
    price $240,000
17. 2025-09-12
    price $240,000
18. 2025-09-08
    price $250,000
19. 2025-09-08
    price $250,000
20. 2025-08-26
    listed $255,000 Active
21. 2025-08-26
    listed $240,000 Active
22. 2021-02-01
    soldstatus $152,000
23. 2021-01-29
    soldstatus $152,000 Closed
24. 2020-12-03
    status Pending
25. 2020-11-23
    listed $159,900 Active
26. 2020-11-23
    listed $159,900
27. 2016-10-27
    soldstatus $145,000
28. 2016-10-07
    soldstatus $145,000 Sold
29. 2016-08-03
    historical Pending Continue to Show
30. 2016-07-21
    status Active
31. 2016-07-06
    listed Pending Continue to Show
32. 2016-06-22
    listed $142,000
33. 2016-06-09
    historical
34. 2016-06-03
    listed $142,000 Active
35. 2016-06-03
    listed $142,000
36. 2012-05-11
    soldstatus $120,000
37. 2012-02-07
    listed $130,000
38. 2012-02-07
    listed $130,000

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $26,302
• − Mortgage interest: −$12,043
• − Property taxes: −$1,343
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$264
• − Depreciation: −$6,255
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $4,300/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 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: Tangipahoa Parish · 85,958 people
• City population: 17,897
• Metro: Hammond, LA
• Population (ZIP): 34,564
• Household income: $71,611
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 479.0

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 15% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.55%
• Current HPI: 129.6069
• Rent YoY: ▲ 0.66%
• Metro: Hammond, 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

+65.4% since first listed

38 events — show timeline

• 2026-05-02 Pending — AcadianaMLS
• 2026-05-02 Pending — GSREIN
• 2026-04-01 Listed $215,000 GSREIN
• 2026-04-01 Listed $215,000 AcadianaMLS
• 2026-01-23 Price Changed $220,000 AcadianaMLS
• 2026-01-23 Price Changed $220,000 GSREIN
• 2026-01-14 Price Changed $225,000 AcadianaMLS
• 2026-01-14 Price Changed $225,000 GSREIN
• 2026-01-01 Listed $227,000 AcadianaMLS
• 2025-11-29 Price Changed $227,000 AcadianaMLS
• 2025-11-06 Price Changed $227,000 GSREIN
• 2025-10-14 Price Changed $230,000 AcadianaMLS
• 2025-10-14 Price Changed $230,000 GSREIN
• 2025-09-30 Price Changed $235,000 AcadianaMLS
• 2025-09-30 Price Changed $235,000 GSREIN
• 2025-09-12 Price Changed $240,000 AcadianaMLS
• 2025-09-12 Price Changed $240,000 GSREIN
• 2025-09-08 Price Changed $250,000 AcadianaMLS
• 2025-09-08 Price Changed $250,000 GSREIN
• 2025-08-26 Listed $240,000 AcadianaMLS
• 2025-08-26 Listed $255,000 AcadianaMLS
• 2021-02-01 Sold (Public Records) $152,000 Public Records
• 2021-01-29 Sold (MLS) $152,000 GSREIN
• 2020-12-03 Pending — GSREIN
• 2020-11-23 Listed $159,900 AcadianaMLS
• 2020-11-23 Listed $159,900 GSREIN
• 2016-10-27 Sold (Public Records) $145,000 Public Records
• 2016-10-07 Sold (MLS) $145,000 GSREIN
• 2016-08-03 Contingent — GSREIN
• 2016-07-21 Relisted — GSREIN
• 2016-07-06 Listed — GSREIN
• 2016-06-22 Listed $142,000 AcadianaMLS
• 2016-06-09 Listing Removed — GSREIN
• 2016-06-03 Listed $142,000 GSREIN
• 2016-06-03 Listed $142,000 AcadianaMLS
• 2012-05-11 Sold (MLS) $120,000 GSREIN
• 2012-02-07 Listed $130,000 AcadianaMLS
• 2012-02-07 Listed $130,000 GSREIN

Property tax history

+1.2%/yr

Latest (2025): $1,343 · +1.0% YoY. Source: county tax records.