1015 Aime St · Denham Springs, LA 70726

$145,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily · 6 Days on market

Built 1975 0.46 ac lot Est $216k · 33% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• 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

The cottage home needs TLC. Convenient to downtown Denham Springs. Did not flood in 2016. Flood zone X

Key facts

• Flood zone x
• 0.46 acre lot
• Garage

Tags

• DID NOT FLOOD IN 2016
• FLOOD ZONE X

Property features AI

Exterior

• Parking: Detached off-street parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single story
• Construction: Wood siding and frame construction; Shingle roof
• Exterior features: Partial fencing; Level topography; Lot approximately 0.46 acres (120 x 170)

Interior

• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Windows have screens; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $131k (10.0% below list).
• Recommended offer: $131k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 44d 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 $1k of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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

• 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 $130,538 (10.0% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $215,940
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Aime St	0.00mi	3/1.0	1,220 (0%)	1mo	$145,000	$119	99
1018 Rodeo Dr	0.05mi	2/2.0 (-1)	1,333 (+9%)	0mo	$205,000	$154	73
322 NE Centerville St	0.71mi	2/1.0 (-1)	1,217 (-0%)	9mo	$215,000	$177	54
307 Plymouth St	0.20mi	3/2.0	1,400 (+15%)	11mo	$150,000	$107	53
412 Summers St	0.50mi	3/2.0	1,380 (+13%)	3mo	$125,000	$91	48
9166 Cypress Lake Dr	0.54mi	3/2.0	1,351 (+11%)	7mo	$255,000	$189	47
9230 Cypress Lake Dr	0.63mi	3/2.0	1,363 (+12%)	10mo	$248,000	$182	39
9298 Cypress Lake Dr	0.74mi	3/2.0	1,371 (+12%)	15mo	$245,000	$179	28

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-13,399
• Equity at exit: $21,620

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,368
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $142

Break-even live

Break-even rent $1,126

Max offer price $145,000

Occupancy floor 84%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 Florida Ave SE Denham Springs, LA	2.0	2.0	1000	$838	$0.84	43d	1	0.33mi
8037 Florida Blvd Denham Springs, LA	2.0	1.0	1310	$1,400	$1.07	43d	1	0.89mi
1521 Brookfield Dr Denham Springs, LA	3.0	2.0	1475	$1,675	$1.14	14d	1	1.46mi

Listing history 8 events

1. 2026-04-30
   status Pending 102-char remark

   Show marketing remark (102 chars)

   The cottage home needs TLC. Convenient to downtown Denham Springs. Did not flood in 2016. Flood zone X

2. 2026-04-30
   status Pending

   Show marketing remark (102 chars)

   The cottage home needs TLC. Convenient to downtown Denham Springs. Did not flood in 2016. Flood zone X

3. 2026-04-21
   listed $145,000 Active 102-char remark

   Show marketing remark (102 chars)

   The cottage home needs TLC. Convenient to downtown Denham Springs. Did not flood in 2016. Flood zone X

4. 2026-04-21
   listed $145,000 Active

   Show marketing remark (102 chars)

   The cottage home needs TLC. Convenient to downtown Denham Springs. Did not flood in 2016. Flood zone X

5. 2016-07-14
   soldstatus Sold 381-char remark

   Show marketing remark (381 chars)

   Very nice lot within the city limits of Denham Springs. All utilities are available to the lot including city water and sewer. Ideal location to build a starter home or investment property. Lot in in flood zone X according to LSU Ag Center Web Si9te and does not require flood insurance. Great location and is convenient to shopping, recreation, library, schools and entertainment.

6. 2016-05-24
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Very nice lot within the city limits of Denham Springs. All utilities are available to the lot including city water and sewer. Ideal location to build a starter home or investment property. Lot in in flood zone X according to LSU Ag Center Web Si9te and does not require flood insurance. Great location and is convenient to shopping, recreation, library, schools and entertainment.

7. 2016-04-29
   listed $16,000 Active 381-char remark

   Show marketing remark (381 chars)

   Very nice lot within the city limits of Denham Springs. All utilities are available to the lot including city water and sewer. Ideal location to build a starter home or investment property. Lot in in flood zone X according to LSU Ag Center Web Si9te and does not require flood insurance. Great location and is convenient to shopping, recreation, library, schools and entertainment.

8. 2016-04-27
   listed $16,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/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: $15,665
• − Mortgage interest: −$8,122
• − Property taxes: −$821
• − Insurance: −$725
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,218
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,879/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

+806.2% since first listed

8 events — show timeline

• 2026-04-30 Pending — AcadianaMLS
• 2026-04-30 Pending — GBRMLS
• 2026-04-21 Listed $145,000 GBRMLS
• 2026-04-21 Listed $145,000 AcadianaMLS
• 2016-07-14 Sold (MLS) — GBRMLS
• 2016-05-24 Pending — GBRMLS
• 2016-04-29 Listed $16,000 GBRMLS
• 2016-04-27 Listed $16,000 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2024): $821 · +14.1% YoY. Source: county tax records.