940 Robbie St · Denham Springs, LA 70726

$315,000

5 bd · 4.0 ba · 3,689 sqft · SingleFamily · 19 Days on market

Built 1964 0.54 ac lot $85/sqft · 7% below area Est $338k · 7% under

---

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 +12.1/30.0
• ARV discount +10.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on Robbie Street in Denham Springs, this unique and versatile property offers exceptional space and income-producing potential. The main home features 3 bedrooms and 2 bathrooms, designed for comfortable everyday living with a functional layout and inviting atmosphere. What truly sets this property apart are the two attached apartments, providing incredible flexibility. One is a studio apartment--perfect for guests, extended family, or rental income--while the second is a spacious two-bedroom apartment ideal for long-term tenants or multi-generational living. Both units are attached to the main home, offering convenience while still allowing for privacy. Whether you're looking for a primary residence with built-in income opportunities or a property suited for extended family living, this home delivers a rare combination of space, versatility, and investment potential in a convenient Denham Springs location.

Key facts

• Convenient location
• Unique property
• 0.54 acre lot

Tags

• UNIQUE PROPERTY
• INCOME PRODUCING POTENTIAL
• MULTI GENERATIONAL LIVING
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: 4 total parking spaces; Carport (4 spaces); Covered parking; Driveway
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence (detached); Single story
• Construction: Wood siding, brick, masonite, and shingle siding exterior materials; Shingle roof; Slab foundation; Built as a residential single family detached property
• Exterior features: Covered patio/porch; Storm door(s); Chain link fencing; Guest house; Shed(s)

Interior

• Kitchen: Oven; Electric cooktop; Dishwasher; Microwave
• Flooring: Tile; Ceramic tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air; Window unit(s); Ceiling fan(s)
• Interior features: In-law floorplan; Eat-in kitchen; Masonry wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-68 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (23.6% below list).
• Recommended offer: $241k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% 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); 985 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent runs 37% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $9k 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 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $255k; 24% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,775 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (median comp): $337,553
• List price: $315,000
• Delta: -6.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 Robbie St	0.00mi	5/4.0	3,689 (0%)	1mo	$315,000	$85	100
324 Chateau Jon	0.62mi	4/3.0 (-1)	3,660 (-1%)	22mo	$760,000	$208	42
326 Chateau Jon	0.60mi	4/3.0 (-1)	3,200 (-13%)	24mo	$589,900	$184	21

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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-53,468
• Equity at exit: $46,968

10-year hold

• IRR: -7.7%
• Equity multiple: 0.50×
• Total profit: $-44,082
• Equity at exit: $27,235

Cash invested: $88,200 (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 70726

• Rents YoY: 3.8%
• Active inventory: 985
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-68

Break-even live

Break-even rent $2,494

Max offer price $302,903

Occupancy floor 98%

Sensitivity live

Price	-10% $110	-5% $21	+0% $-68	+5% $-158	+10% $-247
Rent	-10% $-259	-5% $-164	+0% $-68	+5% $27	+10% $122
Rate	-1.0pp $90	-0.5pp $12	base $-68	+0.5pp $-150	+1.0pp $-233

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9240 Lockhart Rd Denham Springs, LA	4.0	2.0	2638	$3,750	$1.42	45d	1	1.38mi

Listing history 11 events

1. 2026-05-15
   status Pending 928-char remark

   Show marketing remark (928 chars)

   Located on Robbie Street in Denham Springs, this unique and versatile property offers exceptional space and income-producing potential. The main home features 3 bedrooms and 2 bathrooms, designed for comfortable everyday living with a functional layout and inviting atmosphere. What truly sets this property apart are the two attached apartments, providing incredible flexibility. One is a studio apartment--perfect for guests, extended family, or rental income--while the second is a spacious two-bedroom apartment ideal for long-term tenants or multi-generational living. Both units are attached to the main home, offering convenience while still allowing for privacy. Whether you're looking for a primary residence with built-in income opportunities or a property suited for extended family living, this home delivers a rare combination of space, versatility, and investment potential in a convenient Denham Springs location.

2. 2026-05-15
   status Pending 944-char remark

   Show marketing remark (928 chars)

   Located on Robbie Street in Denham Springs, this unique and versatile property offers exceptional space and income-producing potential. The main home features 3 bedrooms and 2 bathrooms, designed for comfortable everyday living with a functional layout and inviting atmosphere. What truly sets this property apart are the two attached apartments, providing incredible flexibility. One is a studio apartment--perfect for guests, extended family, or rental income--while the second is a spacious two-bedroom apartment ideal for long-term tenants or multi-generational living. Both units are attached to the main home, offering convenience while still allowing for privacy. Whether you're looking for a primary residence with built-in income opportunities or a property suited for extended family living, this home delivers a rare combination of space, versatility, and investment potential in a convenient Denham Springs location.

3. 2026-04-24
   listed $315,000 Active 928-char remark

   Show marketing remark (928 chars)

   Located on Robbie Street in Denham Springs, this unique and versatile property offers exceptional space and income-producing potential. The main home features 3 bedrooms and 2 bathrooms, designed for comfortable everyday living with a functional layout and inviting atmosphere. What truly sets this property apart are the two attached apartments, providing incredible flexibility. One is a studio apartment--perfect for guests, extended family, or rental income--while the second is a spacious two-bedroom apartment ideal for long-term tenants or multi-generational living. Both units are attached to the main home, offering convenience while still allowing for privacy. Whether you're looking for a primary residence with built-in income opportunities or a property suited for extended family living, this home delivers a rare combination of space, versatility, and investment potential in a convenient Denham Springs location.

4. 2026-04-24
   listed $315,000 Active 944-char remark

   Show marketing remark (928 chars)

   Located on Robbie Street in Denham Springs, this unique and versatile property offers exceptional space and income-producing potential. The main home features 3 bedrooms and 2 bathrooms, designed for comfortable everyday living with a functional layout and inviting atmosphere. What truly sets this property apart are the two attached apartments, providing incredible flexibility. One is a studio apartment--perfect for guests, extended family, or rental income--while the second is a spacious two-bedroom apartment ideal for long-term tenants or multi-generational living. Both units are attached to the main home, offering convenience while still allowing for privacy. Whether you're looking for a primary residence with built-in income opportunities or a property suited for extended family living, this home delivers a rare combination of space, versatility, and investment potential in a convenient Denham Springs location.

5. 2025-01-11
   historical $1,550
6. 2024-11-16
   price $1,550
7. 2024-11-07
   price $1,650
8. 2024-10-03
   listed $1,750
9. 2022-11-29
   soldstatus $255,000
10. 2019-10-28
    soldstatus $230,000
11. 2008-05-16
    soldstatus

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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: $28,893
• − Mortgage interest: −$17,645
• − Property taxes: −$2,249
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$9,164
• Taxable loss: −$6,363
• Est. tax savings @ 24.0%: +$1,527
• After-tax cash flow: $705/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

+37.0% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) — AcadianaMLS
• 2026-06-05 Sold (MLS) — GBRMLS
• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Pending — GBRMLS
• 2026-04-24 Listed $315,000 AcadianaMLS
• 2026-04-24 Listed $315,000 GBRMLS
• 2022-11-29 Sold (Public Records) $255,000 Public Records
• 2019-10-28 Sold (Public Records) $230,000 Public Records
• 2008-05-16 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2024): $2,249 · -11.0% YoY. Source: county tax records.