208 Hazelnut St · Denham Springs, LA 70726

$119,000

3 bd · 2.0 ba · 2,008 sqft · SingleFamily · 18 Days on market

Built 1968 9,147 sqft lot

---

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 +8.8/10.0
• 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

Located at the center of Denham Springs, this house has a walking distance to Walmart, shopping area, bank and many restaurants. House was flooded in 2016, and has many updates on roof, floor, cabinet, countertop and brand new windows. One storage shed at backyard will stay. Good place for both investment and self-living.

Key facts

• Updates on cabinet
• Updates on floor
• Updates on roof

Tags

• WALKING DISTANCE TO WALMART
• WALKING DISTANCE TO BANK
• UPDATES ON ROOF
• UPDATES ON FLOOR
• UPDATES ON CABINET
• UPDATES ON COUNTERTOP

Property features AI

Finance

• Other: Located in Selman Subdivision; Directions: I-12 exit 10 to the north of S Range Ave., turn on Hazelnut St., house is on the left

Exterior

• Parking: 2 total parking spaces; Covered carport with 2 carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame and cement siding construction; Pillar/post/pier foundation; Built on a lot approximately 0.21 acres (60 x 150)
• Exterior features: Full fenced yard with chain link and wood fencing; Asbestos shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall furnace; Central air conditioning; Window unit(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% 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; 2 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 $823 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 18 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago; this cycle's ask has dropped $7k (6%) 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $275,096
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 Don Ave	0.31mi	3/1.5	2,009 (0%)	0mo	$110,000	$55	83
1535 Norma Dr	0.69mi	3/2.0	2,044 (+2%)	14mo	$380,000	$186	53
116 Pinoak St	0.28mi	4/2.0 (+1)	1,736 (-14%)	11mo	$200,000	$115	51
11141 Comeaux Ln	0.35mi	4/2.0 (+1)	1,874 (-7%)	21mo	$330,000	$176	50
28447 La Hwy 16	0.70mi	3/2.0	1,720 (-14%)	20mo	$235,000	$137	27
2018 Connie Dr	0.74mi	4/2.0 (+1)	1,800 (-10%)	23mo	$219,000	$122	24

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,436
• Equity at exit: $17,743

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,831
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $98

Break-even live

Break-even rent $1,514

Max offer price $119,000

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $131	+0% $98	+5% $64	+10% $30
Rent	-10% $-32	-5% $33	+0% $98	+5% $162	+10% $227
Rate	-1.0pp $158	-0.5pp $128	base $98	+0.5pp $67	+1.0pp $35

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	1	0.59mi
7775 Florida Blvd Denham Springs, LA	2.0	2.0	1600	$1,050	$0.66	24d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 18 DOM
2. 2026-06-18
   price $119,000 Active 17 DOM
3. 2026-06-17
   days on market $126,000 Active 17 DOM
4. 2026-06-16
   days on market $126,000 Active 16 DOM
5. 2026-06-15
   days on market $126,000 Active 15 DOM
6. 2026-06-14
   days on market $126,000 Active 13 DOM
7. 2026-06-13
   days on market $126,000 Active 12 DOM
8. 2026-06-10
   days on market $126,000 Active 10 DOM
9. 2026-06-09
   days on market $126,000 Active 9 DOM
10. 2026-06-08
    days on market $126,000 Active 8 DOM
11. 2026-06-07
    days on market $126,000 Active 7 DOM
12. 2026-06-03
    days on market $126,000 Active 3 DOM
13. 2026-06-02
    days on market $126,000 Active 2 DOM
14. 2026-06-01
    remarks 323-char remark
15. 2026-06-01
    listed $126,000 Active 1 DOM

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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 AE · 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: $19,648
• − Mortgage interest: −$6,666
• − Property taxes: −$1,149
• − Insurance: −$5,714
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,462
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,287/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

+14.6% since first listed

18 events — show timeline

• 2026-05-28 Listed $126,000 AcadianaMLS
• 2026-05-28 Listed $126,000 GBRMLS
• 2018-11-25 Delisted — GBRMLS
• 2018-11-23 Price Changed $165,000 GBRMLS
• 2018-09-13 Price Changed $153,800 GBRMLS
• 2018-07-28 Listed $165,000 AcadianaMLS
• 2018-07-28 Listed $169,000 GBRMLS
• 2009-09-30 Sold (MLS) — GBRMLS
• 2009-03-14 Listed $137,500 GBRMLS
• 2009-03-14 Listed $137,500 AcadianaMLS
• 2006-01-17 Sold (MLS) — GBRMLS
• 2005-11-15 Listed $129,900 AcadianaMLS
• 2005-11-15 Listed $129,900 GBRMLS
• 2005-09-22 Listed $135,000 AcadianaMLS
• 2005-09-22 Listed $135,000 GBRMLS
• 2004-10-11 Sold (MLS) — GBRMLS
• 2004-06-16 Listed $109,900 AcadianaMLS
• 2004-06-16 Listed $109,900 GBRMLS

Property tax history

-0.6%/yr

Latest (2024): $1,149 · +25.9% YoY. Source: county tax records.