Hickory Plan · Watson, LA 70706

$226,900

4 bd · 2.0 ba · 1,506 sqft · SingleFamily · 527 Days on market

↓ 1% since listing

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

Key facts

• Garage
• Listed 527 days

🏗️ New construction. The $226,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $245,445.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.8% in Watson — 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 71/100 on livability (#50 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety 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: 342 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 527 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $199,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 527 days. Have you received any prior offers? Is the seller open to a 12% 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $245,445
• List price: $226,900
• Delta: -7.56%
• 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
35489 Forest Manor Ave	0.24mi	4/2.0	1,506 (0%)	1mo	$230,900	$153	88
35510 Forest Manor Ave	0.21mi	4/2.0	1,576 (+5%)	1mo	$236,920	$150	82
35423 Forest Manor Ave	0.24mi	3/2.0 (-1)	1,549 (+3%)	1mo	$258,795	$167	78
35411 Forest Manor Ave	0.24mi	3/2.0 (-1)	1,549 (+3%)	3mo	$251,900	$163	77
35606 Vandora Dr	0.27mi	3/2.0 (-1)	1,549 (+3%)	2mo	$251,900	$163	76
35516 Forest Manor Ave	0.21mi	3/2.0 (-1)	1,386 (-8%)	1mo	$227,900	$164	72
35429 Forest Manor Ave	0.24mi	4/2.0	1,658 (+10%)	1mo	$256,900	$155	71
35429 Forest Manor Ave	0.24mi	4/2.0	1,658 (+10%)	1mo	$260,900	$157	71
35522 Forest Manor Ave	0.21mi	3/2.0 (-1)	1,281 (-15%)	1mo	$221,900	$173	60
35528 Forest Manor Ave	0.21mi	3/2.0 (-1)	1,281 (-15%)	1mo	$216,900	$169	60
35495 Forest Manor Ave	0.24mi	3/2.0 (-1)	1,281 (-15%)	3mo	$221,900	$173	57
35495 Forest Manor Ave	0.24mi	3/2.0 (-1)	1,281 (-15%)	3mo	$221,900	$173	57

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-28,537
• Equity at exit: $36,597

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-10,282
• Equity at exit: $21,222

Cash invested: $68,725 (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 70706

• Active inventory: 342
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,370 medium
• Mortgage (P&I): −$1,287
• Tax est. 1.5%: −$307 /mo · $3,682/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $176

Break-even live

Break-even rent $2,147

Max offer price $245,445

Occupancy floor 88%

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: $61,361
• Closing costs: $7,363
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	18d	1	0.10mi
13111 Fowler Dr Walker, LA	3.0	2.0	1258	$1,700	$1.35	43d	1	0.60mi

Listing history 20 events

1. 2026-06-18
   days on market $226,900 Active 527 DOM
2. 2026-06-17
   days on market $226,900 Active 526 DOM
3. 2026-06-16
   days on market $226,900 Active 525 DOM
4. 2026-06-15
   days on market $226,900 Active 524 DOM
5. 2026-06-14
   days on market $226,900 Active 522 DOM
6. 2026-06-13
   days on market $226,900 Active 521 DOM
7. 2026-06-10
   days on market $226,900 Active 519 DOM
8. 2026-06-08
   days on market $226,900 Active 517 DOM
9. 2026-06-07
   days on market $226,900 Active 516 DOM
10. 2026-06-03
    days on market $226,900 Active 512 DOM
11. 2026-06-02
    days on market $226,900 Active 511 DOM
12. 2026-06-01
    days on market $226,900 Active 510 DOM
13. 2026-05-31
    days on market $226,900 Active 509 DOM
14. 2026-05-31
    days on market $226,900 Active 508 DOM
15. 2025-10-02
    price $226,900 1496-char remark

    Show marketing remark (1496 chars)

    Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

16. 2025-09-13
    price $224,900 1496-char remark

    Show marketing remark (1496 chars)

    Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

17. 2025-07-25
    status Active 1496-char remark

    Show marketing remark (1496 chars)

    Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

18. 2025-05-28
    historical 1496-char remark

    Show marketing remark (1496 chars)

    Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

19. 2025-04-01
    price $231,900 1496-char remark

    Show marketing remark (1496 chars)

    Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

20. 2024-11-10
    listed $229,900 Active 1496-char remark

    Show marketing remark (1496 chars)

    Find your space in our Hickory floorplan, a new home in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 4-bedroom, 2-bathroom home, you'll find 1,506 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, l

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,437
• − Mortgage interest: −$13,749
• − Property taxes: −$3,682
• − Insurance: −$1,227
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$7,140
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $2,569/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 — Watson

• Score: 71/100
• State rank: #50
• US rank: #7247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,621

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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: ▼ -88.82%
• Current HPI: 160.2185
• Rent YoY: —
• Metro: —
• 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

-1.3% since first listed

6 events — show timeline

• 2025-10-02 Price Changed $226,900 Zillow
• 2025-09-13 Price Changed $224,900 Zillow
• 2025-07-25 Relisted — Zillow
• 2025-05-28 Delisted — Zillow
• 2025-04-01 Price Changed $231,900 Zillow
• 2024-11-10 Listed $229,900 Zillow