9500 Dabney Dr · Denham Springs, LA 70726

$104,900

4 bd · 2.0 ba · 1,380 sqft · SingleFamily · 16 Days on market

Built 1981 10,454 sqft lot ↓ 1% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this 4-bedroom, 2-bath home located in a convenient Denham Springs area. The property features an open layout with vinyl flooring throughout and a functional floor plan that offers flexibility for everyday living. The home includes central heating and air (CHVAC) and provides a solid foundation for updates and personalization. With some cosmetic improvements, this home can truly shine. Whether you're an investor or a buyer looking for a project with great upside, this property offers an excellent opportunity in a desirable location.

Key facts

• 0.24 acre lot
• Garage
• Built 1981

Property features AI

Finance

• Other: Located in the Maryland Subdivision

Exterior

• Parking: Attached garage; Carport (1 space); 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built with brick and frame construction materials; Composition roof; Slab foundation
• Exterior features: Covered screened porch; Chain link fencing; Shed on the property

Interior

• Flooring: Tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile, laminate, and vinyl flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.9% in Denham Springs — 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 74/100 on livability (#29 in LA, #4,939 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $103,326 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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: 1.60% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $230,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9169 Jordan Dr	0.27mi	3/2.0 (-1)	1,417 (+3%)	3mo	$237,000	$167	75
9210 Gary St	0.29mi	3/2.0 (-1)	1,457 (+6%)	1mo	$280,000	$192	72
1503 Weeping Willow Dr	0.40mi	3/2.0 (-1)	1,418 (+3%)	1mo	$239,900	$169	71
30675 Eden Way Dr	0.36mi	3/2.0 (-1)	1,424 (+3%)	3mo	$241,375	$170	71
30377 Fairway View Dr	0.50mi	3/2.0 (-1)	1,426 (+3%)	2mo	$230,000	$161	65
30700 Country Club Ln	0.29mi	4/2.0	1,561 (+13%)	1mo	$218,000	$140	64
30771 Eden Way Dr	0.36mi	4/2.0	1,532 (+11%)	1mo	$252,352	$165	64
30663 Eden Way Dr	0.34mi	4/2.0	1,532 (+11%)	3mo	$252,710	$165	64
30935 Meadow Wood Blvd	0.44mi	3/2.0 (-1)	1,473 (+7%)	0mo	$245,000	$166	63
30740 Eden Way Dr	0.36mi	3/2.0 (-1)	1,498 (+9%)	3mo	$250,100	$167	62
30788 Eden Way Dr	0.36mi	3/2.0 (-1)	1,498 (+9%)	4mo	$248,755	$166	60
30730 Dunn Rd	0.73mi	3/2.0 (-1)	1,221 (-12%)	4mo	$244,900	$201	39

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $15,690
• Equity at exit: $15,641

10-year hold

• IRR: 22.8%
• Equity multiple: 3.05×
• Total profit: $60,078
• Equity at exit: $9,070

Cash invested: $29,372 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $490

Break-even live

Break-even rent $1,055

Max offer price $104,900

Occupancy floor 66%

Sensitivity live

Price	-10% $549	-5% $519	+0% $490	+5% $460	+10% $430
Rent	-10% $357	-5% $423	+0% $490	+5% $556	+10% $622
Rate	-1.0pp $542	-0.5pp $516	base $490	+0.5pp $462	+1.0pp $435

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9418 Randall Ave Denham Springs, LA	3.0	1.5	1234	$1,250	$1.01	44d	1	0.14mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	24d	1	0.41mi
8365 Rosemary Ave Denham Springs, LA	4.0	2.5	1700	$2,250	$1.32	44d	1	1.14mi

Listing history 24 events

1. 2026-06-17
   status $104,900 Pending 16 DOM
2. 2026-06-16
   status $104,900 Active 16 DOM
3. 2026-06-07
   statusdays on market $104,900 Pending 16 DOM
4. 2026-06-03
   days on market $104,900 Active 14 DOM
5. 2026-06-02
   days on market $104,900 Active 13 DOM
6. 2026-06-01
   days on market $104,900 Active 12 DOM
7. 2026-05-31
   days on market $104,900 Active 11 DOM
8. 2026-05-31
   days on market $104,900 Active 10 DOM
9. 2026-05-19
   listed $104,900 Active

   Show marketing remark (564 chars)

   Discover the potential in this 4-bedroom, 2-bath home located in a convenient Denham Springs area. The property features an open layout with vinyl flooring throughout and a functional floor plan that offers flexibility for everyday living. The home includes central heating and air (CHVAC) and provides a solid foundation for updates and personalization. With some cosmetic improvements, this home can truly shine. Whether you're an investor or a buyer looking for a project with great upside, this property offers an excellent opportunity in a desirable location.

10. 2026-05-19
    listed $104,900 Active 564-char remark

    Show marketing remark (564 chars)

    Discover the potential in this 4-bedroom, 2-bath home located in a convenient Denham Springs area. The property features an open layout with vinyl flooring throughout and a functional floor plan that offers flexibility for everyday living. The home includes central heating and air (CHVAC) and provides a solid foundation for updates and personalization. With some cosmetic improvements, this home can truly shine. Whether you're an investor or a buyer looking for a project with great upside, this property offers an excellent opportunity in a desirable location.

11. 2020-11-04
    soldstatus Sold 728-char remark

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

12. 2020-11-04
    soldstatus $134,900

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

13. 2020-08-30
    status Pending 728-char remark

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

14. 2020-08-24
    status Active 728-char remark

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

15. 2020-08-18
    status Pending 728-char remark

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

16. 2020-08-14
    listed $134,900 Active 728-char remark

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

17. 2020-08-14
    listed $134,900

    Show marketing remark (728 chars)

    This rare 4 bedroom, 2 full bath home has been completely renovated inside and has a newly installed roof. The floors are wood laminate and ceramic tile throughout. The kitchen has new cabinets, all new appliances and new ceiling fans were installed throughout. The master bath has a unique layout, with lots of space, featuring a large walk in shower and a large adjoining laundry room. The 4th bedroom is very spacious with a walk in closet. A new ac air handler unit inside the home has been installed. It has a nice backyard you can relax in and is completely fenced in with a 10 x 12 storage shed for extra storage spaced. This home is close to schools and shopping. This house has never flooded and did not flood in 2016.

18. 2014-03-18
    soldstatus
19. 2013-06-18
    listed $48,900
20. 2013-06-18
    listed $48,900
21. 2006-10-03
    soldstatus
22. 2006-09-29
    soldstatus
23. 2006-07-05
    listed $106,000
24. 2006-07-05
    listed $106,000

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,099
• − Mortgage interest: −$5,876
• − Property taxes: −$1,374
• − Insurance: −$2,027
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,052
• Taxable income: $4,554
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,783/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Denham Springs

• Score: 74/100
• State rank: #29
• US rank: #4939

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 63,575
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, 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

-1.0% since first listed

16 events — show timeline

• 2026-05-19 Listed $104,900 AcadianaMLS
• 2026-05-19 Listed $104,900 GBRMLS
• 2020-11-04 Sold (Public Records) $134,900 Public Records
• 2020-11-04 Sold (MLS) — GBRMLS
• 2020-08-30 Pending — GBRMLS
• 2020-08-24 Relisted — GBRMLS
• 2020-08-18 Pending — GBRMLS
• 2020-08-14 Listed $134,900 AcadianaMLS
• 2020-08-14 Listed $134,900 GBRMLS
• 2014-03-18 Sold (MLS) — GBRMLS
• 2013-06-18 Listed $48,900 AcadianaMLS
• 2013-06-18 Listed $48,900 GBRMLS
• 2006-10-03 Sold (Public Records) — Public Records
• 2006-09-29 Sold (MLS) — GBRMLS
• 2006-07-05 Listed $106,000 AcadianaMLS
• 2006-07-05 Listed $106,000 GBRMLS

Property tax history

+3.2%/yr

Latest (2024): $1,374 · +32.4% YoY. Source: county tax records.