7383 Cherrydale Dr · Central, LA 70706

$174,900

3 bd · 2.0 ba · 1,382 sqft · SingleFamily · 52 Days on market

Built 1996 10,454 sqft lot $127/sqft · 26% below area Est $235k · 26% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You'll love the seamless flow of laminate flooring throughout--no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

Key facts

• Laminate flooring
• Solid countertops
• 0.24 acre lot

Tags

• LAMINATE FLOORING
• WOOD-BURNING FIREPLACE
• SOLID COUNTERTOPS
• FULLY FENCED BACKYARD
• DETACHED STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (7.2% below list).
• Recommended offer: $121k (31.0% below list) — sets the bar for cash-flow.
• Cap rate 7.1% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: 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: 342 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 52 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask has dropped $50k (22%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,746 (31.0% 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 52 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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: 0.93% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $235,458
• List price: $174,900
• Delta: -25.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7383 Cherrydale Dr	0.00mi	3/2.0	1,382 (0%)	1mo	$174,900	$127	99
32410 Brandywood Dr	0.04mi	3/2.0	1,415 (+2%)	7mo	$239,000	$169	88
32505 Cynthia Dr	0.35mi	3/2.0	1,374 (-1%)	6mo	$175,500	$128	78
7724 Ridgeline Dr	0.20mi	3/2.0	1,459 (+6%)	8mo	$219,000	$150	75
7375 Fox Run Dr	0.21mi	3/2.0	1,249 (-10%)	1mo	$249,900	$200	73
7281 Linda Lee Dr	0.39mi	3/1.5	1,410 (+2%)	8mo	$195,000	$138	70
7367 Fox Run Dr	0.21mi	3/2.0	1,222 (-12%)	2mo	$180,000	$147	69
7344 Robinson Dr	0.25mi	3/2.0	1,222 (-12%)	2mo	$140,000	$115	68
7788 Collin Trl	0.39mi	3/2.0	1,447 (+5%)	10mo	$245,000	$169	65
32440 Curtis Cove Ln	0.33mi	3/2.0	1,538 (+11%)	2mo	$242,900	$158	64
32755 Carol Ann Dr	0.33mi	3/2.0	1,242 (-10%)	10mo	$220,000	$177	60
7544 Amite Church Rd	0.38mi	3/2.0	1,206 (-13%)	6mo	$219,900	$182	56

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: -29.2%
• Equity multiple: 0.03×
• Total profit: $-47,608
• Equity at exit: $26,078

10-year hold

• IRR: -28.6%
• Equity multiple: -0.34×
• Total profit: $-65,550
• Equity at exit: $15,122

Cash invested: $48,972 (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 70706

• Active inventory: 342
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$917
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-307

Break-even live

Break-even rent $2,011

Max offer price $120,746

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7332 Cherrydale Dr Denham Springs, LA	3.0	2.0	1401	$1,895	$1.35	14d	1	0.06mi
7344 Robinson Dr Denham Springs, LA	3.0	2.0	1222	$1,590	$1.30	14d	1	0.26mi
31855 Louisiana 16 #102 Denham Springs, LA	3.0	2.0	1271	$1,150	$0.90	43d	1	0.48mi
31855 Louisiana 16 #502 Denham Springs, LA	3.0	2.0	1271	$1,200	$0.94	23d	1	0.48mi
31855 Louisiana 16 #404 Denham Springs, LA	3.0	2.0	1271	$1,250	$0.98	43d	1	0.48mi
7615 Magnolia Beach Rd Denham Springs, LA	1.0–3.0	1.0–2.0	973	$1,450	$1.49	14d	39	0.53mi
8073 Arnold Rd Denham Springs, LA	2.0	2.0	1103	$1,595	$1.45	23d	1	0.62mi
8065 Lockhart Rd Unit 5D Denham Springs, LA	2.0	2.0	1030	$1,750	$1.70	43d	1	0.95mi
33260 Louisiana 16 Unit 10 Denham Springs, LA	2.0	2.0	1045	$1,650	$1.58	43d	1	1.03mi

Listing history 31 events

1. 2026-05-13
   status Pending 663-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

2. 2026-05-13
   status Pending 674-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

3. 2026-05-07
   price $174,900 663-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

4. 2026-05-07
   price $174,900 674-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

5. 2026-04-22
   price $199,900 663-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

6. 2026-04-22
   price $199,900 674-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

7. 2026-03-20
   listed $225,000 Active 663-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

8. 2026-03-20
   listed $225,000 Active 674-char remark

   Show marketing remark (674 chars)

   Charming 3-bedroom, 2-full bath home offers 1,382 sq. ft. of comfortable living space in the heart of Denham Springs. You’ll love the seamless flow of laminate flooring throughout—no carpet here! The spacious family room serves as the heart of the home, featuring a cozy wood-burning fireplace perfect for those chilly evenings. The kitchen is equipped with solid countertops and functional workspace, opening up to the dining area for easy entertaining. Both bathrooms are well-appointed, with the primary suite offering a double vanity. Step outside to find a fully fenced, level backyard with a detached storage building, ideal for hobbies or extra equipment.

9. 2021-12-22
   soldstatus $220,000
10. 2021-12-21
    soldstatus Sold
11. 2021-11-15
    status Pending
12. 2021-11-08
    listed $220,000 Active
13. 2021-11-08
    listed $220,000
14. 2021-07-15
    soldstatus $203,000
15. 2018-01-25
    soldstatus Sold
16. 2018-01-22
    soldstatus $179,900
17. 2017-12-14
    status Pending
18. 2017-11-29
    price $179,900
19. 2017-10-24
    price $181,900
20. 2017-10-06
    listed $185,900 Active
21. 2017-10-06
    listed $179,900
22. 2017-02-07
    historical
23. 2017-02-04
    price $85,000
24. 2017-02-03
    status Active
25. 2016-12-01
    historical
26. 2016-10-27
    price $90,000
27. 2016-10-01
    price $99,900
28. 2016-09-30
    status Active
29. 2016-09-22
    status Pending
30. 2016-09-09
    listed $104,900 Active
31. 2016-09-09
    listed $85,000

ⓘ 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 · 20 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: $19,470
• − Mortgage interest: −$9,797
• − Property taxes: −$2,061
• − Insurance: −$5,993
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$5,088
• Taxable loss: −$6,584
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $-2,099/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 — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,403
• Population (ZIP): 22,621

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 (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

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

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

+105.8% since first listed

31 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GBRMLS
• 2026-05-07 Price Changed $174,900 AcadianaMLS
• 2026-05-07 Price Changed $174,900 GBRMLS
• 2026-04-22 Price Changed $199,900 AcadianaMLS
• 2026-04-22 Price Changed $199,900 GBRMLS
• 2026-03-20 Listed $225,000 GBRMLS
• 2026-03-20 Listed $225,000 AcadianaMLS
• 2021-12-22 Sold (Public Records) $220,000 Public Records
• 2021-12-21 Sold (MLS) — GBRMLS
• 2021-11-15 Pending — GBRMLS
• 2021-11-08 Listed $220,000 AcadianaMLS
• 2021-11-08 Listed $220,000 GBRMLS
• 2021-07-15 Sold (Public Records) $203,000 Public Records
• 2018-01-25 Sold (MLS) — GBRMLS
• 2018-01-22 Sold (Public Records) $179,900 Public Records
• 2017-12-14 Pending — GBRMLS
• 2017-11-29 Price Changed $179,900 GBRMLS
• 2017-10-24 Price Changed $181,900 GBRMLS
• 2017-10-06 Listed $185,900 GBRMLS
• 2017-10-06 Listed $179,900 AcadianaMLS
• 2017-02-07 Delisted — GBRMLS
• 2017-02-04 Price Changed $85,000 GBRMLS
• 2017-02-03 Relisted — GBRMLS
• 2016-12-01 Delisted — GBRMLS
• 2016-10-27 Price Changed $90,000 GBRMLS
• 2016-10-01 Price Changed $99,900 GBRMLS
• 2016-09-30 Relisted — GBRMLS
• 2016-09-22 Pending — GBRMLS
• 2016-09-09 Listed $104,900 GBRMLS
• 2016-09-09 Listed $85,000 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2024): $2,061 · +21.1% YoY. Source: county tax records.