None · Denham Springs, LA 70726

$175,000

3 bd · 1.5 ba · 1,169 sqft · SingleFamily · 267 Days on market

Built 1984 9,583 sqft lot $150/sqft · 19% below area Est $215k · 19% under ↓ 2% since listing

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• 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

This Precious cottage in the heart of Denham Springs, close to almost everything in Denham Springs. A Huge Fenced Back Yard. Covered parking, Storage area, and Laundry Rm.

Key facts

• Fenced back yard
• Covered parking
• Storage area

Tags

• FENCED BACK YARD
• COVERED PARKING
• STORAGE AREA
• LAUNDRY RM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $152k (13.1% below list).
• Recommended offer: $152k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $151,999 (13.1% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $215,458
• List price: $175,000
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Darren Dr	0.03mi	3/2.0	1,170 (+0%)	24mo	$169,000	$144	77
768 Lynn Dr	0.08mi	3/1.5	1,211 (+4%)	21mo	$183,000	$151	73
911 Hatchell Ln	0.42mi	3/2.0	1,297 (+11%)	0mo	$185,000	$143	60
9210 Dabney Dr	0.73mi	3/1.0	1,092 (-7%)	7mo	$116,000	$106	47
756 Bret Dr	0.66mi	3/1.5	1,124 (-4%)	23mo	$165,000	$147	44
1112 Bruce Dr	0.61mi	3/1.5	1,320 (+13%)	9mo	$189,900	$144	43
706 Poplar St	0.66mi	2/1.0 (-1)	1,141 (-2%)	23mo	$195,000	$171	39
30494 Fairway View Dr	0.65mi	3/2.0	1,308 (+12%)	14mo	$194,000	$148	36
30538 Fairway View Dr	0.72mi	2/2.0 (-1)	1,300 (+11%)	8mo	$200,000	$154	34
470 Cockerham Rd	0.74mi	3/1.5	1,278 (+9%)	21mo	$169,900	$133	32
30552 Fairway View Dr	0.75mi	2/2.0 (-1)	1,016 (-13%)	12mo	$150,500	$148	26

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-21,759
• Equity at exit: $26,093

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-6,852
• Equity at exit: $15,131

Cash invested: $49,000 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$918
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $84

Break-even live

Break-even rent $1,414

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $183	-5% $134	+0% $84	+5% $35	+10% $-15
Rent	-10% $-36	-5% $24	+0% $84	+5% $144	+10% $204
Rate	-1.0pp $172	-0.5pp $129	base $84	+0.5pp $39	+1.0pp $-7

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8037 Florida Blvd Denham Springs, LA	2.0	1.0	1310	$1,400	$1.07	44d	1	0.76mi
9418 Randall Ave Denham Springs, LA	3.0	1.5	1234	$1,250	$1.01	44d	1	0.85mi
602 Florida Ave SE Denham Springs, LA	2.0	2.0	1000	$838	$0.84	44d	1	0.91mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	24d	1	1.05mi
8447 Florida Blvd Denham Springs, LA	2.0–3.0	2.0–2.5	1410	$1,825	$1.29	15d	7	1.35mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $175,000 Pending 267 DOM
2. 2026-06-10
   days on market $175,000 Active 266 DOM
3. 2026-06-08
   days on market $175,000 Active 264 DOM
4. 2026-06-07
   days on market $175,000 Active 263 DOM
5. 2026-06-03
   days on market $175,000 Active 259 DOM
6. 2026-06-02
   days on market $175,000 Active 258 DOM
7. 2026-06-01
   days on market $175,000 Active 257 DOM
8. 2026-05-31
   days on market $175,000 Active 256 DOM
9. 2026-05-31
   days on market $175,000 Active 255 DOM
10. 2025-12-05
    price $175,000 171-char remark

    Show marketing remark (171 chars)

    This Precious cottage in the heart of Denham Springs, close to almost everything in Denham Springs. A Huge Fenced Back Yard. Covered parking, Storage area, and Laundry Rm.

11. 2025-10-24
    price $185,000 171-char remark

    Show marketing remark (171 chars)

    This Precious cottage in the heart of Denham Springs, close to almost everything in Denham Springs. A Huge Fenced Back Yard. Covered parking, Storage area, and Laundry Rm.

12. 2025-10-09
    price $198,000 171-char remark

    Show marketing remark (171 chars)

    This Precious cottage in the heart of Denham Springs, close to almost everything in Denham Springs. A Huge Fenced Back Yard. Covered parking, Storage area, and Laundry Rm.

13. 2025-09-17
    listed $200,000 Active 171-char remark

    Show marketing remark (171 chars)

    This Precious cottage in the heart of Denham Springs, close to almost everything in Denham Springs. A Huge Fenced Back Yard. Covered parking, Storage area, and Laundry Rm.

14. 2022-06-21
    soldstatus Sold 164-char remark

    Show marketing remark (164 chars)

    This precious home is move in ready, conveniently located in the heart of Denham Springs. It offers a huge fenced back yard, laundry room, carport and storage room.

15. 2022-06-20
    soldstatus $175,000
16. 2022-05-25
    status Pending 164-char remark

    Show marketing remark (164 chars)

    This precious home is move in ready, conveniently located in the heart of Denham Springs. It offers a huge fenced back yard, laundry room, carport and storage room.

17. 2022-05-20
    status Active 164-char remark

    Show marketing remark (164 chars)

    This precious home is move in ready, conveniently located in the heart of Denham Springs. It offers a huge fenced back yard, laundry room, carport and storage room.

18. 2022-05-19
    status Pending 164-char remark

    Show marketing remark (164 chars)

    This precious home is move in ready, conveniently located in the heart of Denham Springs. It offers a huge fenced back yard, laundry room, carport and storage room.

19. 2022-05-17
    listed $179,000 Active 164-char remark

    Show marketing remark (164 chars)

    This precious home is move in ready, conveniently located in the heart of Denham Springs. It offers a huge fenced back yard, laundry room, carport and storage room.

20. 2022-05-17
    listed $179,000

    Show marketing remark (164 chars)

    This precious home is move in ready, conveniently located in the heart of Denham Springs. It offers a huge fenced back yard, laundry room, carport and storage room.

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/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 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: $18,240
• − Mortgage interest: −$9,803
• − Property taxes: −$1,513
• − Insurance: −$875
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$5,091
• Taxable loss: −$1,961
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,479/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

• Census place: Denham Springs, LA
• 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

-2.2% since first listed

11 events — show timeline

• 2025-12-05 Price Changed $175,000 GBRMLS
• 2025-10-24 Price Changed $185,000 GBRMLS
• 2025-10-09 Price Changed $198,000 GBRMLS
• 2025-09-17 Listed $200,000 GBRMLS
• 2022-06-21 Sold (MLS) — GBRMLS
• 2022-06-20 Sold (Public Records) $175,000 Public Records
• 2022-05-25 Pending — GBRMLS
• 2022-05-20 Relisted — GBRMLS
• 2022-05-19 Pending — GBRMLS
• 2022-05-17 Listed $179,000 AcadianaMLS
• 2022-05-17 Listed $179,000 GBRMLS

Property tax history

+0.8%/yr

Latest (2024): $1,513 · +8.4% YoY. Source: county tax records.