11376 Rossow Ct · Denham Springs, LA 70726

$206,000

3 bd · 2.0 ba · 1,466 sqft · SingleFamily · 25 Days on market

Built 2010 7,840 sqft lot $141/sqft · 8% below area Est $223k · 8% under $45/mo HOA · 2% of rent

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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 +17.4/30.0
• ARV discount +10.9/15.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• 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

Welcome to this charming 3-bedroom, 2-bathroom home offering an incredible opportunity for the savvy buyer! Enjoy the elegance of wood laminate and ceramic tile flooring throughout -- absolutely no carpet! The kitchen impresses with granite countertops, custom cabinetry, and a convenient pantry, while the living area features a cozy gas fireplace perfect for relaxing evenings. The master bathroom showcases a stylish barn door entry, adding a touch of rustic character. Step outside to a spacious patio ideal for entertaining, all enclosed by a classic wood privacy fence. The 2-car garage includes a dedicated storage area, and energy-conscious buyers will love the solar panels already in place. Architectural shingles provide lasting curb appeal and peace of mind. Located in the X-flood zone -- no flood insurance required! Residents enjoy access to a community clubhouse, pool, and playground. **Priced to reflect the home's condition and sell quickly -- bring your vision and make it your own!

Key facts

• Custom cabinetry
• Gas fireplace
• Convenient pantry

Tags

• WOOD LAMINATE FLOORING
• CERAMIC TILE FLOORING
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• CONVENIENT PANTRY
• GAS FIREPLACE

Property features AI

Finance

• Other: Subdivision: Juban Parc
• HOA & community: Homeowners association with an annual fee of $540 (about $45/month)

Exterior

• Parking: 2 parking spaces; Garage; Driveway
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Built on slab foundation
• Exterior features: Located on a cul-de-sac; Lot dimensions approximately 37 x 115 x 99 x 115; Lot area about 0.18 acres

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Gas cooktop, Dishwasher, Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $194k (5.6% below list).
• Recommended offer: $194k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $6k 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 25 days — a 2% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $178k; 16% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,400 (5.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $223,041
• List price: $206,000
• Delta: -7.64%
• 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
25710 Tarver Dr	0.17mi	3/2.0	1,463 (-0%)	3mo	$228,990	$157	90
25669 Tarver Dr	0.18mi	3/2.0	1,495 (+2%)	1mo	$239,985	$161	88
25729 Raines Ave	0.09mi	4/2.0 (+1)	1,568 (+7%)	1mo	$235,990	$151	78
11420 Rossow Ct	0.10mi	3/2.0	1,314 (-10%)	1mo	$218,000	$166	78
25680 Tarver Dr	0.14mi	4/2.0 (+1)	1,568 (+7%)	0mo	$237,660	$152	77
25730 Raines Ave	0.09mi	3/2.0	1,629 (+11%)	1mo	$243,655	$150	77
25692 Tarver Dr	0.14mi	4/2.0 (+1)	1,568 (+7%)	0mo	$236,245	$151	76
25662 Tarver Dr	0.18mi	4/2.0 (+1)	1,568 (+7%)	2mo	$236,110	$151	74
11465 Rossow Ct	0.20mi	3/2.0	1,617 (+10%)	1mo	$242,000	$150	73
12656 Bald Eagle Dr	0.67mi	3/2.0	1,521 (+4%)	3mo	$268,999	$177	60
11586 Water View Ave	0.49mi	3/2.0	1,613 (+10%)	1mo	$240,000	$149	60
12235 Dove Hollow Dr	0.57mi	3/2.0	1,320 (-10%)	2mo	$225,000	$170	55

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-21,827
• Equity at exit: $30,715

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $601
• Equity at exit: $17,811

Cash invested: $57,680 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$86
• HOA: −$45
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $156

Break-even live

Break-even rent $1,747

Max offer price $206,000

Occupancy floor 87%

Sensitivity live

Price	-10% $272	-5% $214	+0% $156	+5% $97	+10% $39
Rent	-10% $2	-5% $79	+0% $156	+5% $232	+10% $309
Rate	-1.0pp $259	-0.5pp $208	base $156	+0.5pp $102	+1.0pp $48

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	44d	1	0.03mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	24d	1	0.07mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	14d	1	0.07mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	0.07mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	44d	1	0.07mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	19d	1	0.07mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	21d	1	0.08mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	44d	1	0.15mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	44d	1	0.61mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	44d	1	0.98mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	14d	1	1.22mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: gaspool

Listing history 26 events

1. 2026-06-18
   days on market $206,000 Active 25 DOM
2. 2026-06-17
   days on market $206,000 Active 24 DOM
3. 2026-06-16
   days on market $206,000 Active 23 DOM
4. 2026-06-15
   days on market $206,000 Active 22 DOM
5. 2026-06-14
   days on market $206,000 Active 20 DOM
6. 2026-06-13
   days on market $206,000 Active 19 DOM
7. 2026-06-10
   days on market $206,000 Active 17 DOM
8. 2026-06-09
   days on market $206,000 Active 16 DOM
9. 2026-06-08
   days on market $206,000 Active 15 DOM
10. 2026-06-07
    pricedays on market $206,000 Active 14 DOM
11. 2026-06-03
    days on market $199,900 Active 10 DOM
12. 2026-06-02
    days on market $199,900 Active 9 DOM
13. 2026-06-01
    days on market $199,900 Active 8 DOM
14. 2026-05-31
    days on market $199,900 Active 7 DOM
15. 2026-05-31
    days on market $199,900 Active 6 DOM
16. 2026-05-18
    status Pending 1002-char remark

    Show marketing remark (1002 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home offering an incredible opportunity for the savvy buyer! Enjoy the elegance of wood laminate and ceramic tile flooring throughout -- absolutely no carpet! The kitchen impresses with granite countertops, custom cabinetry, and a convenient pantry, while the living area features a cozy gas fireplace perfect for relaxing evenings. The master bathroom showcases a stylish barn door entry, adding a touch of rustic character. Step outside to a spacious patio ideal for entertaining, all enclosed by a classic wood privacy fence. The 2-car garage includes a dedicated storage area, and energy-conscious buyers will love the solar panels already in place. Architectural shingles provide lasting curb appeal and peace of mind. Located in the X-flood zone -- no flood insurance required! Residents enjoy access to a community clubhouse, pool, and playground. **Priced to reflect the home's condition and sell quickly -- bring your vision and make it your own!

17. 2026-05-18
    status Pending 1020-char remark

    Show marketing remark (1002 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home offering an incredible opportunity for the savvy buyer! Enjoy the elegance of wood laminate and ceramic tile flooring throughout -- absolutely no carpet! The kitchen impresses with granite countertops, custom cabinetry, and a convenient pantry, while the living area features a cozy gas fireplace perfect for relaxing evenings. The master bathroom showcases a stylish barn door entry, adding a touch of rustic character. Step outside to a spacious patio ideal for entertaining, all enclosed by a classic wood privacy fence. The 2-car garage includes a dedicated storage area, and energy-conscious buyers will love the solar panels already in place. Architectural shingles provide lasting curb appeal and peace of mind. Located in the X-flood zone -- no flood insurance required! Residents enjoy access to a community clubhouse, pool, and playground. **Priced to reflect the home's condition and sell quickly -- bring your vision and make it your own!

18. 2026-05-15
    listed $199,900 Active 1002-char remark

    Show marketing remark (1002 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home offering an incredible opportunity for the savvy buyer! Enjoy the elegance of wood laminate and ceramic tile flooring throughout -- absolutely no carpet! The kitchen impresses with granite countertops, custom cabinetry, and a convenient pantry, while the living area features a cozy gas fireplace perfect for relaxing evenings. The master bathroom showcases a stylish barn door entry, adding a touch of rustic character. Step outside to a spacious patio ideal for entertaining, all enclosed by a classic wood privacy fence. The 2-car garage includes a dedicated storage area, and energy-conscious buyers will love the solar panels already in place. Architectural shingles provide lasting curb appeal and peace of mind. Located in the X-flood zone -- no flood insurance required! Residents enjoy access to a community clubhouse, pool, and playground. **Priced to reflect the home's condition and sell quickly -- bring your vision and make it your own!

19. 2026-05-15
    listed $199,900 Active 1020-char remark

    Show marketing remark (1002 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home offering an incredible opportunity for the savvy buyer! Enjoy the elegance of wood laminate and ceramic tile flooring throughout -- absolutely no carpet! The kitchen impresses with granite countertops, custom cabinetry, and a convenient pantry, while the living area features a cozy gas fireplace perfect for relaxing evenings. The master bathroom showcases a stylish barn door entry, adding a touch of rustic character. Step outside to a spacious patio ideal for entertaining, all enclosed by a classic wood privacy fence. The 2-car garage includes a dedicated storage area, and energy-conscious buyers will love the solar panels already in place. Architectural shingles provide lasting curb appeal and peace of mind. Located in the X-flood zone -- no flood insurance required! Residents enjoy access to a community clubhouse, pool, and playground. **Priced to reflect the home's condition and sell quickly -- bring your vision and make it your own!

20. 2019-06-24
    soldstatus Sold

    Show marketing remark (611 chars)

    Located off the ever growing Juban rd, this 3 bedroom 2 bath custom house is the house you need to be convientally located to the shopping, food and fun while offering you a relaxing place to call home! It is located in a Cul-De-Sac in the wonderful Juban Parc Subdivison, which offers a clubhouse, pool and playground! This home has many extras such as granite counter tops, custom built cabinetry, crown moulding throughout, open floor plan, large covered back patio for entertaining and much more! This home comes with $25,000 worth of Solar Panels and is pre wired for security. Flood zone X, DID NOT FLOOD!

21. 2019-06-19
    soldstatus $178,300
22. 2019-05-20
    status Pending

    Show marketing remark (611 chars)

    Located off the ever growing Juban rd, this 3 bedroom 2 bath custom house is the house you need to be convientally located to the shopping, food and fun while offering you a relaxing place to call home! It is located in a Cul-De-Sac in the wonderful Juban Parc Subdivison, which offers a clubhouse, pool and playground! This home has many extras such as granite counter tops, custom built cabinetry, crown moulding throughout, open floor plan, large covered back patio for entertaining and much more! This home comes with $25,000 worth of Solar Panels and is pre wired for security. Flood zone X, DID NOT FLOOD!

23. 2019-05-14
    price $179,000

    Show marketing remark (611 chars)

    Located off the ever growing Juban rd, this 3 bedroom 2 bath custom house is the house you need to be convientally located to the shopping, food and fun while offering you a relaxing place to call home! It is located in a Cul-De-Sac in the wonderful Juban Parc Subdivison, which offers a clubhouse, pool and playground! This home has many extras such as granite counter tops, custom built cabinetry, crown moulding throughout, open floor plan, large covered back patio for entertaining and much more! This home comes with $25,000 worth of Solar Panels and is pre wired for security. Flood zone X, DID NOT FLOOD!

24. 2019-02-14
    listed $183,000 Active

    Show marketing remark (611 chars)

    Located off the ever growing Juban rd, this 3 bedroom 2 bath custom house is the house you need to be convientally located to the shopping, food and fun while offering you a relaxing place to call home! It is located in a Cul-De-Sac in the wonderful Juban Parc Subdivison, which offers a clubhouse, pool and playground! This home has many extras such as granite counter tops, custom built cabinetry, crown moulding throughout, open floor plan, large covered back patio for entertaining and much more! This home comes with $25,000 worth of Solar Panels and is pre wired for security. Flood zone X, DID NOT FLOOD!

25. 2019-02-14
    listed $179,000

    Show marketing remark (611 chars)

    Located off the ever growing Juban rd, this 3 bedroom 2 bath custom house is the house you need to be convientally located to the shopping, food and fun while offering you a relaxing place to call home! It is located in a Cul-De-Sac in the wonderful Juban Parc Subdivison, which offers a clubhouse, pool and playground! This home has many extras such as granite counter tops, custom built cabinetry, crown moulding throughout, open floor plan, large covered back patio for entertaining and much more! This home comes with $25,000 worth of Solar Panels and is pre wired for security. Flood zone X, DID NOT FLOOD!

26. 2010-01-26
    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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,328
• − Mortgage interest: −$11,539
• − Property taxes: −$2,028
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$540
• − Depreciation: −$5,993
• Taxable loss: −$1,534
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $2,236/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

• 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

+12.6% since first listed

15 events — show timeline

• 2026-06-04 Price Changed $206,000 AcadianaMLS
• 2026-06-04 Price Changed $206,000 GBRMLS
• 2026-05-27 Relisted — AcadianaMLS
• 2026-05-27 Relisted — GBRMLS
• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Pending — GBRMLS
• 2026-05-15 Listed $199,900 GBRMLS
• 2026-05-15 Listed $199,900 AcadianaMLS
• 2019-06-24 Sold (MLS) — GBRMLS
• 2019-06-19 Sold (Public Records) $178,300 Public Records
• 2019-05-20 Pending — GBRMLS
• 2019-05-14 Price Changed $179,000 GBRMLS
• 2019-02-14 Listed $179,000 AcadianaMLS
• 2019-02-14 Listed $183,000 GBRMLS
• 2010-01-26 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2024): $2,028 · +20.2% YoY. Source: county tax records.