12822 Sweetleaf Ave · Denham Springs, LA 70726

$265,000

3 bd · 2.0 ba · 1,510 sqft · SingleFamily · 16 Days on market

Built 2024 Good condition 7,461 sqft lot Garage $175/sqft · 8% below area Est $288k · 8% under $35/mo HOA · 2% of rent

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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).

• ARV discount +11.1/15.0
• Cash flow +8.2/30.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.7/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next home!!! This like-new home features modern finishes, comfortable living, and flexible financing options are available. Built just 2 years ago, this 3-bedroom, 2-bath home features an open floor plan designed for everyday living and entertaining. the kitchen is finished with granite countertops and flows naturally into the main living area. The primary suite offers a spacious walk-in closet, while the backyard provides plenty of room to relax, entertain, or create your own outdoor retreat. This is a great opportunity for buyers who thought homeownership might be out of reach; this property may offer options that are worth exploring.

Key facts

• Open floor plan
• Walk-in closet
• Backyard

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (22.9% below list).
• Recommended offer: $204k (22.9% below list) — sets the bar for 1% rule.

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); 1598 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 31% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y 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.

Recommended offer $204,228 (22.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $288,188
• List price: $265,000
• Delta: -8.05%
• 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
12188 Buddy Ellis Rd	0.19mi	3/2.0	1,438 (-5%)	6mo	$225,000	$156	78
12876 Catalpa Ave	0.14mi	4/2.0 (+1)	1,555 (+3%)	11mo	$259,900	$167	75
11533 Densmore Dr	0.24mi	3/2.0	1,689 (+12%)	1mo	$273,000	$162	68
26115 Bobby Gill Rd	0.70mi	3/2.0	1,508 (-0%)	2mo	$199,000	$132	65
26579 Old Barnwood Ave	0.29mi	3/2.0	1,676 (+11%)	6mo	$237,500	$142	63
26470 Parkwood Dr	0.51mi	3/2.0	1,448 (-4%)	8mo	$217,500	$150	62
12497 Havenwood Dr	0.67mi	3/2.0	1,448 (-4%)	5mo	$218,000	$151	58
26528 Evangeline Trace Blvd	0.40mi	3/2.0	1,685 (+12%)	8mo	$250,000	$148	55
26565 Parkwood Dr	0.49mi	3/2.0	1,684 (+12%)	5mo	$225,000	$134	54
11348 Densmore Dr	0.49mi	3/2.0	1,689 (+12%)	7mo	$264,170	$156	51
11348 Densmore Dr	0.49mi	3/2.0	1,689 (+12%)	7mo	$264,170	$156	51
26394 Evangeline Trace Blvd	0.64mi	3/2.0	1,397 (-8%)	11mo	$224,900	$161	49

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-57,280
• Equity at exit: $39,512

10-year hold

• IRR: -14.3%
• Equity multiple: 0.15×
• Total profit: $-63,235
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 20 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $249,000 ($150/sqft)
• Median days on market: 82 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +27.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70726

• Rents YoY: 3.8%
• Active inventory: 1598
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$35
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-253

Break-even live

Break-even rent $2,362

Max offer price $228,397

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-161	+0% $-253	+5% $-345	+10% $-436
Rent	-10% $-414	-5% $-334	+0% $-253	+5% $-172	+10% $-92
Rate	-1.0pp $-120	-0.5pp $-186	base $-253	+0.5pp $-322	+1.0pp $-391

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	164d	1	0.14mi
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	10d	1	0.14mi
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	184d	1	0.14mi
26612 Parkwood Dr Denham Springs, LA	3.0	2.0	1601	$1,675	$1.05	10d	1	0.50mi
26459 Greenwood Dr Denham Springs, LA	3.0	2.0	1908	$1,900	$1.00	0d	1	0.59mi
26043 Wimbledon Ave Denham Springs, LA	3.0	2.0	1908	$1,700	$0.89	107d	1	0.76mi
11000 Buddy Ellis Rd Denham Springs, LA	1.0–3.0	1.0–2.0	895	$1,395	$1.56	0d	6	0.92mi
26197 Glenbrooke Dr Denham Springs, LA	3.0	2.0	1189	$1,750	$1.47	51d	1	0.93mi
12735 Jimmy Dr Denham Springs, LA	3.0	2.0	1209	$2,000	$1.65	51d	1	0.95mi
26286 Poplar Glen Dr Denham Springs, LA	3.0	2.0	1759	$2,000	$1.14	38d	1	1.15mi
26222 Avoyelles Ave Denham Springs, LA	4.0	2.0	1998	$2,100	$1.05	10d	1	1.26mi
12867 Hazlewood Dr Denham Springs, LA	3.0	1.5	1133	$1,600	$1.41	50d	1	1.28mi
10922 S Lakeside Dr Denham Springs, LA	3.0	2.0	1369	$1,750	$1.28	164d	1	1.40mi

Property features AI

Finance

• HOA & community: Annual association fee of $420Located in Indigo Trails

Exterior

• Parking: Garage
• Utilities: Public waterPublic sewerCable availableNatural gas unavailable
• Home design: Cottage styleOne story
• Construction: Slab foundationShingle roof

Interior

• Kitchen: Dishwasher, microwave, refrigerator, range
• Flooring: Carpet, plank, vinyl, wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air, attic fan, ceiling fans
• Interior features: Energy-efficient insulation, water heater, and windows
• Laundry & utility: Electric dryer hookup, washer hookupDryer

Listing history 50 events

1. 2026-11-08
   days on market $265,000 Active 16 DOM
2. 2026-11-07
   days on market $265,000 Active 15 DOM
3. 2026-11-06
   days on market $265,000 Active 14 DOM
4. 2026-11-05
   days on market $265,000 Active 13 DOM
5. 2026-11-04
   days on market $265,000 Active 12 DOM
6. 2026-11-02
   days on market $265,000 Active 10 DOM
7. 2026-11-01
   days on market $265,000 Active 9 DOM
8. 2026-10-31
   days on market $265,000 Active 8 DOM
9. 2026-10-30
   days on market $265,000 Active 7 DOM
10. 2026-10-29
    days on market $265,000 Active 6 DOM
11. 2026-10-28
    days on market $265,000 Active 5 DOM
12. 2026-10-27
    days on market $265,000 Active 4 DOM
13. 2026-10-26
    days on market $265,000 Active 3 DOM
14. 2026-10-26
    days on marketlisting id $265,000 Active 2 DOM
15. 2026-10-23
    days on market $265,000 Active 31 DOM
16. 2026-10-22
    days on market $265,000 Active 30 DOM
17. 2026-10-21
    days on market $265,000 Active 29 DOM
18. 2026-10-20
    days on market $265,000 Active 28 DOM
19. 2026-10-19
    days on market $265,000 Active 27 DOM
20. 2026-10-18
    days on market $265,000 Active 26 DOM
21. 2026-10-17
    days on market $265,000 Active 25 DOM
22. 2026-10-16
    days on market $265,000 Active 24 DOM
23. 2026-10-15
    days on market $265,000 Active 23 DOM
24. 2026-10-14
    days on market $265,000 Active 22 DOM
25. 2026-10-13
    days on market $265,000 Active 21 DOM
26. 2026-10-12
    days on market $265,000 Active 20 DOM
27. 2026-10-11
    days on market $265,000 Active 19 DOM
28. 2026-10-10
    days on market $265,000 Active 18 DOM
29. 2026-10-09
    days on market $265,000 Active 17 DOM
30. 2026-10-08
    days on market $265,000 Active 16 DOM
31. 2026-10-07
    days on market $265,000 Active 15 DOM
32. 2026-10-06
    days on market $265,000 Active 14 DOM
33. 2026-10-05
    days on market $265,000 Active 13 DOM
34. 2026-10-04
    days on market $265,000 Active 12 DOM
35. 2026-10-03
    days on market $265,000 Active 11 DOM
36. 2026-10-02
    days on market $265,000 Active 10 DOM
37. 2026-10-01
    days on market $265,000 Active 9 DOM
38. 2026-09-30
    days on market $265,000 Active 8 DOM
39. 2026-09-29
    days on market $265,000 Active 7 DOM
40. 2026-09-28
    days on market $265,000 Active 6 DOM
41. 2026-09-27
    days on market $265,000 Active 5 DOM
42. 2026-09-25
    days on market $265,000 Active 3 DOM
43. 2026-09-24
    days on market $265,000 Active 2 DOM
44. 2026-09-23
    remarks 660-char remark
45. 2026-09-23
    pricedays on marketlisting id $265,000 Active 1 DOM
46. 2026-08-20
    days on market $247,000 Active 154 DOM
47. 2026-08-19
    days on market $247,000 Active 153 DOM
48. 2026-08-18
    days on market $247,000 Active 152 DOM
49. 2026-08-17
    days on market $247,000 Active 151 DOM
50. 2026-08-16
    days on market $247,000 Active 150 DOM

ⓘ 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: $24,507
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$420
• − Depreciation: −$7,709
• Taxable loss: −$7,687
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-1,191/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $7,550–$22,650 screening

This move-in ready home in Indigo Trails offers a good condition with no visible repairs needed. It has a good resale and rental value with potential for minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance costs ↑
• Both New kitchen appliances — Freshens the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

High Walker High School D- LA #55/265 Nat'l #6,744/17,239

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

B Composite livability gradescore 74/100

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 · 158,511 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: 15% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Annual association fee of $420Located in Indigo Trails

Exterior

• Parking: Garage
• Utilities: Public waterPublic sewerCable availableNatural gas unavailable
• Home design: Cottage styleOne story
• Construction: Slab foundationShingle roof

Interior

• Kitchen: Dishwasher, microwave, refrigerator, range
• Flooring: Carpet, plank, vinyl, wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air, attic fan, ceiling fans
• Interior features: Energy-efficient insulation, water heater, and windows
• Laundry & utility: Electric dryer hookup, washer hookupDryer

Price history

+0.8% since first listed

29 events — show timeline

• 2026-09-22 Listed $265,000 GSREIN
• 2026-09-22 Listed $265,000 AcadianaMLS
• 2026-09-22 Listed $265,000 ROAM MLS
• 2026-08-21 Rental Removed $2,000 RAAMLS
• 2026-07-11 Listed for Rent $2,000 RAAMLS
• 2026-07-11 Rental Removed $2,000 GBRMLS
• 2026-07-11 Listed for Rent $2,000 GBRMLS
• 2026-07-10 Price Changed $247,000 AcadianaMLS
• 2026-07-10 Price Changed $247,000 GBRMLS
• 2026-06-10 Price Changed $255,000 AcadianaMLS
• 2026-06-10 Price Changed $255,000 GBRMLS
• 2026-04-21 Price Changed $260,000 AcadianaMLS
• 2026-04-21 Price Changed $260,000 GBRMLS
• 2026-03-19 Listed $265,000 GBRMLS
• 2026-03-19 Listed $265,000 AcadianaMLS
• 2025-03-17 Sold (MLS) — GBRMLS
• 2024-12-11 Listed $244,900 GBRMLS
• 2024-11-24 Listed $246,770 GBRMLS
• 2024-11-24 Listed $246,770 AcadianaMLS
• 2024-11-19 Price Changed $244,900 GBRMLS
• 2024-11-18 Price Changed $244,900 AcadianaMLS
• 2024-11-12 Price Changed $249,900 GBRMLS
• 2024-11-11 Price Changed $249,900 AcadianaMLS
• 2024-10-16 Price Changed $254,900 GBRMLS
• 2024-10-15 Price Changed $254,900 AcadianaMLS
• 2024-10-02 Price Changed $262,900 GBRMLS
• 2024-09-17 Price Changed $264,900 GBRMLS
• 2023-12-20 Listed $269,810 GBRMLS
• 2023-12-20 Listed $262,900 AcadianaMLS