Ledoux Plan · Watson, LA 70706

$285,900

4 bd · 2.0 ba · 2,051 sqft · SingleFamily · 156 Days on market

Good condition

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing The Ledoux, a thoughtfully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, a 2-car garage, and a covered patio with 2,051 sq ft. The Ledoux is perfect for homebuyers seeking open-concept living, modern finishes, and everyday functionality in Whispering Springs, Denham Springs, La. From the moment you step inside the welcoming foyer, you're drawn into the heart of the home, where the kitchen, dining area, and living room flow together seamlessly. This bright and open layout is ideal for entertaining, family time, and relaxed daily living. Large windows bring in natural light, while easy access to the covered back patio creates a smooth indoor-outdoor connection-perfect for morning coffee, weekend grilling, or evening unwinding. The modern kitchen features a large center island overlooking the living space, a walk-in pantry, and a dedicated laundry room nearby for added convenience. Designed with both style and durability in mind, the kitchen includes stainless steel appliances, including stove, microwave hood, and dishwasher, also paired with beautiful 3 cm granite countertops throughout, making it as functional as it is stylish. The primary bedroom suite is privately positioned and offers a true retreat, complete with an oversized bedroom, a spacious walk-in closet, and an en suite bathroom with dual vanities, a separate soaking tub and shower, and a thoughtfully designed layout for comfort and ease. Three additional secon

Key facts

• Open concept living
• Large center island
• Covered patio

Tags

• COVERED PATIO
• OPEN CONCEPT LIVING
• LARGE CENTER ISLAND
• WALK IN PANTRY
• DEDICATED LAUNDRY ROOM
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $285,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,776.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-83 ($-994/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (12.6% below list).
• Recommended offer: $250k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Watson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 344 active listings in the ZIP; 1 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 $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 156 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,000 (12.6% 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. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $297,776
• List price: $285,900
• Delta: -3.99%
• 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
35453 Forest Manor Ave	0.24mi	5/3.0 (+1)	2,022 (-1%)	1mo	$290,900	$144	77
35618 Vandora Dr	0.28mi	5/3.0 (+1)	2,022 (-1%)	3mo	$286,900	$142	73
35456 Forest Manor Ave	0.21mi	4/2.0	1,825 (-11%)	1mo	$272,900	$150	71
35432 Forest Manor Ave	0.21mi	4/2.0	1,825 (-11%)	2mo	$268,900	$147	70
35438 Forest Manor Ave	0.21mi	4/2.0	1,825 (-11%)	3mo	$276,915	$152	69
35441 Forest Manor Ave	0.24mi	4/2.0	1,825 (-11%)	2mo	$274,900	$151	69
35602 Grovemont Dr	0.62mi	4/2.0	2,087 (+2%)	0mo	$268,000	$128	68
35414 Forest Manor Ave	0.21mi	5/2.0 (+1)	1,856 (-10%)	2mo	$271,900	$146	68
35387 Forest Manor Ave	0.24mi	5/2.0 (+1)	1,856 (-10%)	3mo	$270,130	$146	65
35570 Vandora Dr	0.27mi	5/2.0 (+1)	1,856 (-10%)	3mo	$265,900	$143	64
35570 Vandora Dr	0.27mi	5/2.0 (+1)	1,856 (-10%)	3mo	$266,795	$144	64
35576 Vandora Dr	0.27mi	5/2.0 (+1)	1,856 (-10%)	3mo	$270,900	$146	64

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-53,492
• Equity at exit: $44,399

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-53,222
• Equity at exit: $25,746

Cash invested: $83,377 (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: 344
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,562
• Tax est. 1.5%: −$372 /mo · $4,467/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-83

Break-even live

Break-even rent $2,605

Max offer price $285,786

Occupancy floor 98%

Sensitivity live

Price	-10% $123	-5% $20	+0% $-83	+5% $-186	+10% $-289
Rent	-10% $-280	-5% $-182	+0% $-83	+5% $16	+10% $115
Rate	-1.0pp $67	-0.5pp $-7	base $-83	+0.5pp $-160	+1.0pp $-239

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: $74,444
• Closing costs: $8,933
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	21d	1	0.10mi

Listing history 18 events

1. 2026-06-22
   days on market $285,900 Active 156 DOM
2. 2026-06-18
   days on market $285,900 Active 153 DOM
3. 2026-06-17
   days on market $285,900 Active 152 DOM
4. 2026-06-16
   days on market $285,900 Active 151 DOM
5. 2026-06-15
   days on market $285,900 Active 150 DOM
6. 2026-06-14
   days on market $285,900 Active 148 DOM
7. 2026-06-13
   days on market $285,900 Active 147 DOM
8. 2026-06-10
   days on market $285,900 Active 145 DOM
9. 2026-06-08
   days on market $285,900 Active 143 DOM
10. 2026-06-07
    days on market $285,900 Active 142 DOM
11. 2026-06-03
    days on market $285,900 Active 138 DOM
12. 2026-06-02
    days on market $285,900 Active 137 DOM
13. 2026-06-01
    days on market $285,900 Active 136 DOM
14. 2026-05-31
    days on market $285,900 Active 135 DOM
15. 2026-05-31
    days on market $285,900 Active 134 DOM
16. 2026-03-06
    price $285,900 1488-char remark

    Show marketing remark (1488 chars)

    Introducing The Ledoux, a thoughtfully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, a 2-car garage, and a covered patio with 2,051 sq ft. The Ledoux is perfect for homebuyers seeking open-concept living, modern finishes, and everyday functionality in Whispering Springs, Denham Springs, La. From the moment you step inside the welcoming foyer, you're drawn into the heart of the home, where the kitchen, dining area, and living room flow together seamlessly. This bright and open layout is ideal for entertaining, family time, and relaxed daily living. Large windows bring in natural light, while easy access to the covered back patio creates a smooth indoor-outdoor connection-perfect for morning coffee, weekend grilling, or evening unwinding. The modern kitchen features a large center island overlooking the living space, a walk-in pantry, and a dedicated laundry room nearby for added convenience. Designed with both style and durability in mind, the kitchen includes stainless steel appliances, including stove, microwave hood, and dishwasher, also paired with beautiful 3 cm granite countertops throughout, making it as functional as it is stylish. The primary bedroom suite is privately positioned and offers a true retreat, complete with an oversized bedroom, a spacious walk-in closet, and an en suite bathroom with dual vanities, a separate soaking tub and shower, and a thoughtfully designed layout for comfort and ease. Three additional secon

17. 2026-02-24
    price $283,900 1488-char remark

    Show marketing remark (1488 chars)

    Introducing The Ledoux, a thoughtfully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, a 2-car garage, and a covered patio with 2,051 sq ft. The Ledoux is perfect for homebuyers seeking open-concept living, modern finishes, and everyday functionality in Whispering Springs, Denham Springs, La. From the moment you step inside the welcoming foyer, you're drawn into the heart of the home, where the kitchen, dining area, and living room flow together seamlessly. This bright and open layout is ideal for entertaining, family time, and relaxed daily living. Large windows bring in natural light, while easy access to the covered back patio creates a smooth indoor-outdoor connection-perfect for morning coffee, weekend grilling, or evening unwinding. The modern kitchen features a large center island overlooking the living space, a walk-in pantry, and a dedicated laundry room nearby for added convenience. Designed with both style and durability in mind, the kitchen includes stainless steel appliances, including stove, microwave hood, and dishwasher, also paired with beautiful 3 cm granite countertops throughout, making it as functional as it is stylish. The primary bedroom suite is privately positioned and offers a true retreat, complete with an oversized bedroom, a spacious walk-in closet, and an en suite bathroom with dual vanities, a separate soaking tub and shower, and a thoughtfully designed layout for comfort and ease. Three additional secon

18. 2026-01-16
    listed $281,900 Active 1488-char remark

    Show marketing remark (1488 chars)

    Introducing The Ledoux, a thoughtfully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, a 2-car garage, and a covered patio with 2,051 sq ft. The Ledoux is perfect for homebuyers seeking open-concept living, modern finishes, and everyday functionality in Whispering Springs, Denham Springs, La. From the moment you step inside the welcoming foyer, you're drawn into the heart of the home, where the kitchen, dining area, and living room flow together seamlessly. This bright and open layout is ideal for entertaining, family time, and relaxed daily living. Large windows bring in natural light, while easy access to the covered back patio creates a smooth indoor-outdoor connection-perfect for morning coffee, weekend grilling, or evening unwinding. The modern kitchen features a large center island overlooking the living space, a walk-in pantry, and a dedicated laundry room nearby for added convenience. Designed with both style and durability in mind, the kitchen includes stainless steel appliances, including stove, microwave hood, and dishwasher, also paired with beautiful 3 cm granite countertops throughout, making it as functional as it is stylish. The primary bedroom suite is privately positioned and offers a true retreat, complete with an oversized bedroom, a spacious walk-in closet, and an en suite bathroom with dual vanities, a separate soaking tub and shower, and a thoughtfully designed layout for comfort and ease. Three additional secon

ⓘ 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: $30,000
• − Mortgage interest: −$16,680
• − Property taxes: −$4,467
• − Insurance: −$1,489
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,663
• Taxable loss: −$6,098
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $469/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story new construction home is in excellent condition with modern finishes and open-concept living. It's move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics.
• Both Install smart home devices — Smart home devices improve convenience and add value to the home.
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal at night.
• Both Install a smart thermostat — A smart thermostat can save energy and improve comfort, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Install smart home devices — Smart home devices improve convenience and add value to the home. ↑
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal at night. ↑
• Both Install a smart thermostat — A smart thermostat can save energy and improve comfort, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.4% since first listed

3 events — show timeline

• 2026-03-06 Price Changed $285,900 Zillow
• 2026-02-24 Price Changed $283,900 Zillow
• 2026-01-16 Listed $281,900 Zillow