Spruce Plan · Denham Springs, LA 70706

$262,900

5 bd · 2.0 ba · 1,856 sqft · SingleFamily · 595 Days on market

Excellent condition

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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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on a new adventure in our Spruce floorplan, featured in Whispering Springs, a new home community in Denham Springs, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet.

Key facts

• 2 garage spots
• Listed 594 days

Tags

• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• 3 CM GRANITE COUNTERTOPS
• MASSIVE WALK-IN CLOSET

🏗️ New construction. The $262,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,811.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $34 ($405/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 $242k (7.9% below list).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.5% 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: 418 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).
• This rent runs 31% of the median local income ($95k/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 595 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $231,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 595 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $271,811
• List price: $262,900
• Delta: -3.28%
• 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
35468 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,825 (-2%)	2mo	$276,900	$152	81
35471 Forest Manor Ave	0.24mi	4/2.0 (-1)	1,825 (-2%)	0mo	$271,900	$149	81
35456 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,825 (-2%)	2mo	$272,900	$150	81
35477 Forest Manor Ave	0.24mi	4/2.0 (-1)	1,825 (-2%)	1mo	$274,725	$151	80
35435 Forest Manor Ave	0.24mi	5/3.0	2,022 (+9%)	2mo	$286,900	$142	68
35453 Forest Manor Ave	0.24mi	5/3.0	2,022 (+9%)	2mo	$290,900	$144	68
35486 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,658 (-11%)	1mo	$265,900	$160	66
35444 Forest Manor Ave	0.21mi	4/2.0 (-1)	2,051 (+10%)	2mo	$285,900	$139	66
35474 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,658 (-11%)	2mo	$260,900	$157	66
35405 Forest Manor Ave	0.24mi	4/2.0 (-1)	1,658 (-11%)	1mo	$261,900	$158	65
35488 Grovemont Dr	0.69mi	4/2.0 (-1)	1,836 (-1%)	1mo	$265,000	$144	60
35602 Grovemont Dr	0.62mi	4/2.0 (-1)	2,087 (+12%)	2mo	$268,000	$128	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-41,859
• Equity at exit: $40,528

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-33,533
• Equity at exit: $23,501

Cash invested: $76,107 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 23 under contract
• Months of supply: 4.4 mo (23%/mo absorbed)
• Median asking: $259,900 ($139/sqft)
• Median days on market: 93 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +5.0% vs current asking $/sqft

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

ZIP-level market 70706

• Active inventory: 418
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,077/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $34

Break-even live

Break-even rent $2,378

Max offer price $271,811

Occupancy floor 94%

Sensitivity live

Price	-10% $222	-5% $128	+0% $34	+5% $-60	+10% $-154
Rent	-10% $-157	-5% $-62	+0% $34	+5% $129	+10% $225
Rate	-1.0pp $171	-0.5pp $103	base $34	+0.5pp $-37	+1.0pp $-108

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: $67,953
• Closing costs: $8,154
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	68d	1	0.10mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	15d	1	0.67mi

Listing history 50 events

1. 2026-08-08
   days on market $262,900 Active 595 DOM
2. 2026-08-07
   days on market $262,900 Active 594 DOM
3. 2026-08-06
   days on market $262,900 Active 593 DOM
4. 2026-08-05
   days on market $262,900 Active 592 DOM
5. 2026-08-04
   days on market $262,900 Active 591 DOM
6. 2026-08-03
   days on market $262,900 Active 590 DOM
7. 2026-07-31
   days on market $262,900 Active 587 DOM
8. 2026-07-29
   days on market $262,900 Active 585 DOM
9. 2026-07-27
   days on market $262,900 Active 583 DOM
10. 2026-07-25
    days on market $262,900 Active 581 DOM
11. 2026-07-23
    days on market $262,900 Active 579 DOM
12. 2026-07-22
    days on market $262,900 Active 578 DOM
13. 2026-07-21
    days on market $262,900 Active 577 DOM
14. 2026-07-18
    days on market $262,900 Active 574 DOM
15. 2026-07-16
    days on market $262,900 Active 572 DOM
16. 2026-07-16
    days on market $262,900 Active 571 DOM
17. 2026-07-14
    days on market $262,900 Active 570 DOM
18. 2026-07-13
    days on market $262,900 Active 569 DOM
19. 2026-07-12
    days on market $262,900 Active 568 DOM
20. 2026-07-11
    days on market $262,900 Active 567 DOM
21. 2026-07-10
    days on market $262,900 Active 566 DOM
22. 2026-07-09
    days on market $262,900 Active 565 DOM
23. 2026-07-07
    days on market $262,900 Active 563 DOM
24. 2026-07-07
    days on market $262,900 Active 562 DOM
25. 2026-07-05
    days on market $262,900 Active 561 DOM
26. 2026-07-04
    days on market $262,900 Active 560 DOM
27. 2026-07-03
    days on market $262,900 Active 559 DOM
28. 2026-07-02
    days on market $262,900 Active 558 DOM
29. 2026-07-01
    days on market $262,900 Active 557 DOM
30. 2026-06-30
    days on market $262,900 Active 556 DOM
31. 2026-06-29
    days on market $262,900 Active 555 DOM
32. 2026-06-28
    days on market $262,900 Active 554 DOM
33. 2026-06-28
    days on market $262,900 Active 553 DOM
34. 2026-06-27
    days on market $262,900 Active 552 DOM
35. 2026-06-25
    days on market $262,900 Active 550 DOM
36. 2026-06-23
    days on market $262,900 Active 548 DOM
37. 2026-06-22
    days on market $262,900 Active 547 DOM
38. 2026-06-18
    days on market $262,900 Active 544 DOM
39. 2026-06-17
    days on market $262,900 Active 543 DOM
40. 2026-06-16
    days on market $262,900 Active 542 DOM
41. 2026-06-15
    days on market $262,900 Active 541 DOM
42. 2026-06-14
    days on market $262,900 Active 539 DOM
43. 2026-06-13
    days on market $262,900 Active 538 DOM
44. 2026-06-10
    days on market $262,900 Active 536 DOM
45. 2026-06-08
    days on market $262,900 Active 534 DOM
46. 2026-06-07
    days on market $262,900 Active 533 DOM
47. 2026-06-03
    days on market $262,900 Active 529 DOM
48. 2026-06-02
    days on market $262,900 Active 528 DOM
49. 2026-06-01
    days on market $262,900 Active 527 DOM
50. 2026-05-31
    days on market $262,900 Active 526 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: $29,046
• − Mortgage interest: −$15,226
• − Property taxes: −$4,077
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$7,907
• Taxable loss: −$4,171
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $1,406/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 · 12 photos

Excellent 100/100 None rehab

This Spruce Plan home in Whispering Springs, Denham Springs, Louisiana, is in excellent condition with no visible repairs needed. It offers a modern open-concept layout and is move-in ready.

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 Add smart home features — Improves convenience and adds modern appeal ↑

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 · 158,511 people
• City population: 63,575
• Metro: Baton Rouge, LA
• Population (ZIP): 22,621
• Household income: $94,768
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 8% 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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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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: ▼ -88.82%
• Current HPI: 160.2185
• Rent YoY: —
• Metro: —
• 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

Price history

5 events — show timeline

• 2025-07-25 Relisted — Zillow
• 2025-05-28 Delisted — Zillow
• 2024-10-25 Relisted — Zillow
• 2024-10-25 Delisted — Zillow
• 2024-10-25 Listed $262,900 Zillow