Spruce Plan · Denham Springs, LA 70706

$262,900

5 bd · 2.0 ba · 1,856 sqft · SingleFamily · 641 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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• 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 641 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 — $271,726.

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 $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.3% below list).
• Recommended offer: $218k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Denham Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 467 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 641 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 $217,505 (17.3% 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. It's been on market 641 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $271,726
• List price: $262,900
• Delta: -3.25%
• 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%)	3mo	$276,900	$152	80
35471 Forest Manor Ave	0.24mi	4/2.0 (-1)	1,825 (-2%)	2mo	$271,900	$149	80
35456 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,825 (-2%)	4mo	$272,900	$150	80
35477 Forest Manor Ave	0.24mi	4/2.0 (-1)	1,825 (-2%)	3mo	$274,725	$151	79
35435 Forest Manor Ave	0.24mi	5/3.0	2,022 (+9%)	4mo	$286,900	$142	67
12721 Fowler Dr	0.19mi	4/2.0 (-1)	2,079 (+12%)	0mo	$256,000	$123	66
35486 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,658 (-11%)	3mo	$265,900	$160	65
35444 Forest Manor Ave	0.21mi	4/2.0 (-1)	2,051 (+10%)	3mo	$285,900	$139	65
35474 Forest Manor Ave	0.21mi	4/2.0 (-1)	1,658 (-11%)	3mo	$260,900	$157	65
35405 Forest Manor Ave	0.24mi	4/2.0 (-1)	1,658 (-11%)	3mo	$261,900	$158	64
35488 Grovemont Dr	0.69mi	4/2.0 (-1)	1,836 (-1%)	2mo	$265,000	$144	59
35602 Grovemont Dr	0.62mi	4/2.0 (-1)	2,087 (+12%)	3mo	$268,000	$128	42

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-54,160
• Equity at exit: $40,515

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-60,113
• Equity at exit: $23,494

Cash invested: $76,083 (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 · 25 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $268,000 ($141/sqft)
• Median days on market: 118 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +4.1% 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: 467
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,076/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-160

Break-even live

Break-even rent $2,377

Max offer price $248,639

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-66	+0% $-160	+5% $-253	+10% $-347
Rent	-10% $-331	-5% $-245	+0% $-160	+5% $-74	+10% $12
Rate	-1.0pp $-23	-0.5pp $-90	base $-160	+0.5pp $-230	+1.0pp $-302

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: $67,931
• Closing costs: $8,152
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	114d	1	0.10mi
12600 Woodland Hill Dr Denham Springs, LA	4.0	2.0	2030	$1,950	$0.96	0d	1	0.11mi
35603 Grovemont Dr Denham Springs, LA	4.0	2.0	1722	$1,775	$1.03	0d	1	0.61mi
35572 Grovemont Dr Walker, LA	4.0	2.0	1829	$2,300	$1.26	6d	1	0.64mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	62d	1	0.67mi
35434 Grovemont Dr Denham Springs, LA	4.0	2.0	1819	$1,950	$1.07	0d	1	0.73mi

Listing history 50 events

1. 2026-09-23
   days on market $262,900 Active 641 DOM
2. 2026-09-22
   days on market $262,900 Active 640 DOM
3. 2026-09-21
   days on market $262,900 Active 639 DOM
4. 2026-09-20
   days on market $262,900 Active 638 DOM
5. 2026-09-19
   days on market $262,900 Active 637 DOM
6. 2026-09-18
   days on market $262,900 Active 636 DOM
7. 2026-09-17
   days on market $262,900 Active 635 DOM
8. 2026-09-16
   days on market $262,900 Active 634 DOM
9. 2026-09-15
   days on market $262,900 Active 633 DOM
10. 2026-09-14
    days on market $262,900 Active 632 DOM
11. 2026-09-13
    days on market $262,900 Active 631 DOM
12. 2026-09-12
    days on market $262,900 Active 630 DOM
13. 2026-09-11
    days on market $262,900 Active 629 DOM
14. 2026-09-05
    days on market $262,900 Active 623 DOM
15. 2026-09-04
    days on market $262,900 Active 622 DOM
16. 2026-09-03
    days on market $262,900 Active 621 DOM
17. 2026-08-31
    days on market $262,900 Active 618 DOM
18. 2026-08-30
    days on market $262,900 Active 617 DOM
19. 2026-08-29
    days on market $262,900 Active 616 DOM
20. 2026-08-28
    days on market $262,900 Active 615 DOM
21. 2026-08-27
    days on market $262,900 Active 614 DOM
22. 2026-08-25
    days on market $262,900 Active 612 DOM
23. 2026-08-24
    days on market $262,900 Active 611 DOM
24. 2026-08-23
    days on market $262,900 Active 610 DOM
25. 2026-08-22
    days on market $262,900 Active 609 DOM
26. 2026-08-21
    days on market $262,900 Active 608 DOM
27. 2026-08-20
    days on market $262,900 Active 607 DOM
28. 2026-08-19
    days on market $262,900 Active 606 DOM
29. 2026-08-18
    days on market $262,900 Active 605 DOM
30. 2026-08-17
    days on market $262,900 Active 604 DOM
31. 2026-08-16
    days on market $262,900 Active 603 DOM
32. 2026-08-15
    days on market $262,900 Active 602 DOM
33. 2026-08-15
    days on market $262,900 Active 601 DOM
34. 2026-08-13
    days on market $262,900 Active 600 DOM
35. 2026-08-11
    days on market $262,900 Active 598 DOM
36. 2026-08-10
    days on market $262,900 Active 597 DOM
37. 2026-08-09
    days on market $262,900 Active 596 DOM
38. 2026-08-08
    days on market $262,900 Active 595 DOM
39. 2026-08-07
    days on market $262,900 Active 594 DOM
40. 2026-08-06
    days on market $262,900 Active 593 DOM
41. 2026-08-05
    days on market $262,900 Active 592 DOM
42. 2026-08-04
    days on market $262,900 Active 591 DOM
43. 2026-08-03
    days on market $262,900 Active 590 DOM
44. 2026-07-31
    days on market $262,900 Active 587 DOM
45. 2026-07-29
    days on market $262,900 Active 585 DOM
46. 2026-07-27
    days on market $262,900 Active 583 DOM
47. 2026-07-25
    days on market $262,900 Active 581 DOM
48. 2026-07-23
    days on market $262,900 Active 579 DOM
49. 2026-07-22
    days on market $262,900 Active 578 DOM
50. 2026-07-21
    days on market $262,900 Active 577 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: $26,101
• − Mortgage interest: −$15,221
• − Property taxes: −$4,076
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$7,905
• Taxable loss: −$6,636
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $-322/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