1771 N Woodcrest Ave · Denham Springs, LA 70726

$129,000

4 bd · 2.0 ba · 2,065 sqft · SingleFamily · 83 Days on market

Built 1970 0.56 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

Key facts

• Open floor plan
• Stainless appliances
• Subway tile

Tags

• OPEN FLOOR PLAN
• MODERN WHITE CABINETS
• BRUSHED NICKEL PULLS
• SUBWAY TILE
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 1 comparable units currently listed for rent nearby; 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 $892 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

• It's been on market 83 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask has dropped $76k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.44% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $289,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 Don Ave	0.38mi	3/1.5 (-1)	2,009 (-3%)	0mo	$110,000	$55	70
2232 Connie Dr	0.31mi	3/2.0 (-1)	1,976 (-4%)	6mo	$130,000	$66	69
2018 Connie Dr	0.12mi	4/2.0	1,800 (-13%)	23mo	$219,000	$122	54
1637 River Run Dr	0.59mi	3/2.5 (-1)	1,954 (-5%)	4mo	$394,900	$202	53
1644 River Run Dr	0.63mi	4/2.5	2,000 (-3%)	12mo	$279,900	$140	53
1546 4-h Club Rd	0.52mi	3/2.0 (-1)	2,148 (+4%)	20mo	$275,000	$128	47
26970 La Hwy 1032	0.70mi	3/2.0 (-1)	2,016 (-2%)	19mo	$1,700	$1	42
1591 River Run Dr	0.67mi	4/3.0	2,248 (+9%)	10mo	$399,999	$178	41
1510 River Run Dr	0.66mi	3/2.0 (-1)	2,129 (+3%)	21mo	$309,995	$146	41
212 Walnut St	0.56mi	5/2.5 (+1)	1,767 (-14%)	4mo	$190,900	$108	39
1636 River Run Dr	0.62mi	3/2.5 (-1)	1,847 (-11%)	11mo	$299,000	$162	37
1541 River Run Dr	0.70mi	3/2.5 (-1)	1,819 (-12%)	17mo	$299,000	$164	27

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,151
• Equity at exit: $19,234

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $10,364
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $139

Break-even live

Break-even rent $1,687

Max offer price $129,000

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 Brookfield Dr Denham Springs, LA	3.0	2.0	1475	$1,675	$1.14	14d	1	0.48mi

Listing history 44 events

1. 2026-06-15
   status $129,000 Pending 83 DOM
2. 2026-06-15
   days on market $129,000 Active 83 DOM
3. 2026-06-14
   days on market $129,000 Active 81 DOM
4. 2026-06-13
   days on market $129,000 Active 80 DOM
5. 2026-06-10
   days on market $129,000 Active 78 DOM
6. 2026-06-09
   days on market $129,000 Active 77 DOM
7. 2026-06-08
   days on market $129,000 Active 76 DOM
8. 2026-06-07
   statusdays on market $129,000 Active 75 DOM
9. 2026-04-10
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

10. 2026-04-10
    status Pending

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

11. 2026-04-07
    price $129,000 407-char remark

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

12. 2026-04-07
    price $129,000

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

13. 2026-03-05
    price $149,900 407-char remark

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

14. 2026-03-05
    price $149,900

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

15. 2026-01-13
    price $173,900
16. 2026-01-13
    price $173,900
17. 2025-12-18
    price $176,900
18. 2025-12-18
    price $176,900
19. 2025-10-30
    price $189,900
20. 2025-10-30
    price $189,900
21. 2025-09-23
    price $204,900
22. 2025-09-23
    price $204,900
23. 2025-08-23
    price $224,900
24. 2025-08-23
    price $224,900
25. 2025-07-21
    listed $159,000 Active 407-char remark

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

26. 2025-07-21
    listed $159,000 Active

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

27. 2025-07-21
    listed $247,900 Active

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

28. 2025-07-21
    listed $247,900 Active

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

29. 2025-07-21
    listed $204,900 Active

    Show marketing remark (407 chars)

    Spacious 4 bedroom, 2 bathroom home with an open floor plan. The kitchen has modern white cabinets with brushed nickel pulls, subway tile, granite countertops and stainless appliances. Large living area. Recessed lighting throughout. Master en suite. The attached bonus area includes a half bath, partial kitchen with cabinets and island. This area could be completed as an apartment or mother in law suite.

30. 2021-04-21
    soldstatus $210,000
31. 2021-04-21
    soldstatus $210,000
32. 2021-04-20
    soldstatus Sold
33. 2021-04-05
    status Pending
34. 2021-03-14
    historical Contingent
35. 2021-03-14
    status Pending
36. 2021-03-05
    status Active
37. 2021-02-22
    status Pending
38. 2021-02-18
    listed $219,000 Active
39. 2021-02-18
    listed $219,000
40. 2020-12-17
    soldstatus $62,500
41. 2020-12-11
    soldstatus Sold
42. 2020-11-19
    status Pending
43. 2020-11-18
    listed $62,500 Active
44. 2020-11-18
    listed $62,500

ⓘ 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: $2,111 · $176/mo
• Projected year-2 tax: $2,111 · $176/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 3/10 Moderate FEMA zone AE · 20% 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: $22,363
• − Mortgage interest: −$7,226
• − Property taxes: −$2,111
• − Insurance: −$5,764
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$3,753
• Taxable loss: −$69
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,690/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

+106.4% since first listed

36 events — show timeline

• 2026-04-10 Pending — AcadianaMLS
• 2026-04-10 Pending — GBRMLS
• 2026-04-07 Price Changed $129,000 AcadianaMLS
• 2026-04-07 Price Changed $129,000 GBRMLS
• 2026-03-05 Price Changed $149,900 AcadianaMLS
• 2026-03-05 Price Changed $149,900 GBRMLS
• 2026-01-13 Price Changed $173,900 AcadianaMLS
• 2026-01-13 Price Changed $173,900 GBRMLS
• 2025-12-18 Price Changed $176,900 AcadianaMLS
• 2025-12-18 Price Changed $176,900 GBRMLS
• 2025-10-30 Price Changed $189,900 AcadianaMLS
• 2025-10-30 Price Changed $189,900 GBRMLS
• 2025-09-23 Price Changed $204,900 AcadianaMLS
• 2025-09-23 Price Changed $204,900 GBRMLS
• 2025-08-23 Price Changed $224,900 AcadianaMLS
• 2025-08-23 Price Changed $224,900 GBRMLS
• 2025-07-21 Listed $204,900 AcadianaMLS
• 2025-07-21 Listed $247,900 GBRMLS
• 2025-07-21 Listed $247,900 AcadianaMLS
• 2025-07-21 Listed $159,000 GBRMLS
• 2025-07-21 Listed $159,000 AcadianaMLS
• 2021-04-21 Sold (Public Records) $210,000 Public Records
• 2021-04-21 Sold (Public Records) $210,000 Public Records
• 2021-04-20 Sold (MLS) — GBRMLS
• 2021-04-05 Pending — GBRMLS
• 2021-03-14 Contingent — GBRMLS
• 2021-03-14 Pending — GBRMLS
• 2021-03-05 Relisted — GBRMLS
• 2021-02-22 Pending — GBRMLS
• 2021-02-18 Listed $219,000 AcadianaMLS
• 2021-02-18 Listed $219,000 GBRMLS
• 2020-12-17 Sold (Public Records) $62,500 Public Records
• 2020-12-11 Sold (MLS) — GBRMLS
• 2020-11-19 Pending — GBRMLS
• 2020-11-18 Listed $62,500 AcadianaMLS
• 2020-11-18 Listed $62,500 GBRMLS

Property tax history

+11.3%/yr

Latest (2024): $2,111 · +22.7% YoY. Source: county tax records.