23621 Southpoint Dr · Denham Springs, LA 70726

$230,000

3 bd · 2.0 ba · 1,695 sqft · SingleFamily · 6 Days on market

Built 2002 9,583 sqft lot Est $246k · 6% under $25/mo HOA · 1% 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).

• Cash flow +13.2/30.0
• ARV discount +10.4/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

? My, oh my... isn't this home a beauty? ? Come check out this beautiful 3-bedroom, 2-bath home in Denham Springs! Conveniently located in the heart of Denham, you'd be approximately just 30 minutes from both Ascension Parish and East Baton Rouge Parish. This home is located near Seventh Ward Elementary, a highly rated B+ school on Niche, and is just around the corner from Juban Crossing, local hospitals, shopping, dining, and entertainment. ?? Not located in a flood zone ?? Qualifies for 100% financing ?? Prime location with easy access to surrounding areas With its great location and desirable features, this home certainly won't last long! ?? Call today to schedule your private tour and see all that this beautiful home has to offer.

Key facts

• Prime location
• 9,583 sq ft lot
• Garage

Tags

• NOT LOCATED IN A FLOOD ZONE
• PRIME LOCATION

Property features AI

Finance

• Other: Located in the South Point subdivision
• HOA & community: Homeowners association with $300 annual fee (about $25/month)

Exterior

• Parking: Garage
• Utilities: Public water
• Home design: Single-family detached residence; Residential property
• Construction: Brick and stucco construction; Slab foundation
• Exterior features: Covered patio; Shed(s)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator; Tankless water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Outdoor fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-71 ($-857/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.5% below list).
• Recommended offer: $190k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,756 (17.5% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $245,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23644 Southpoint Dr	0.06mi	3/2.0	1,695 (0%)	6mo	$220,000	$130	93
23680 Southpoint Dr	0.12mi	3/2.0	1,659 (-2%)	3mo	$230,000	$139	89
23603 Southpoint Dr	0.04mi	3/2.0	1,483 (-12%)	1mo	$205,000	$138	77
23879 Southpoint Dr	0.61mi	3/2.0	1,630 (-4%)	0mo	$229,900	$141	65
23765 Southpoint Dr	0.29mi	3/2.0	1,472 (-13%)	1mo	$235,000	$160	64
23519 South Pointe Dr	0.19mi	3/2.0	1,483 (-12%)	9mo	$229,995	$155	63
23684 Windy Rdg	0.49mi	3/2.0	1,482 (-13%)	0mo	$200,000	$135	56
23964 Southpoint Dr	0.74mi	3/2.0	1,649 (-3%)	8mo	$250,000	$152	54
23910 Rosemont Ave	0.66mi	3/2.0	1,829 (+8%)	13mo	$230,000	$126	45
23839 Snowdon Ave	0.72mi	3/2.0	1,909 (+13%)	4mo	$280,000	$147	42
23485 Springhill Dr	0.64mi	3/2.0	1,482 (-13%)	12mo	$215,000	$145	39
23449 Springhill Dr	0.66mi	3/2.0	1,472 (-13%)	12mo	$218,500	$148	37

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-40,205
• Equity at exit: $34,294

10-year hold

• IRR: -8.2%
• Equity multiple: 0.47×
• Total profit: $-34,132
• Equity at exit: $19,886

Cash invested: $64,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-71

Break-even live

Break-even rent $1,988

Max offer price $217,380

Occupancy floor 99%

Sensitivity live

Price	-10% $59	-5% $-6	+0% $-71	+5% $-137	+10% $-202
Rent	-10% $-221	-5% $-146	+0% $-71	+5% $4	+10% $78
Rate	-1.0pp $44	-0.5pp $-13	base $-71	+0.5pp $-131	+1.0pp $-192

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	45d	1	0.53mi
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	15d	1	0.66mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	45d	1	0.68mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	15d	1	0.73mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	45d	1	1.16mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	20d	1	1.27mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	24d	1	1.27mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	15d	1	1.27mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	45d	1	1.27mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	15d	1	1.27mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	45d	1	1.31mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	22d	1	1.32mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 6 events

1. 2026-06-18
   days on market $230,000 Active 6 DOM
2. 2026-06-17
   days on market $230,000 Active 5 DOM
3. 2026-06-16
   days on market $230,000 Active 4 DOM
4. 2026-06-15
   days on market $230,000 Active 3 DOM
5. 2026-06-13
   remarks 674-char remark
6. 2026-06-13
   listed $230,000 Active 1 DOM

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $22,771
• − Mortgage interest: −$12,884
• − Property taxes: −$2,125
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$300
• − Depreciation: −$6,691
• Taxable loss: −$4,820
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $299/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

+43.9% since first listed

17 events — show timeline

• 2026-06-11 Listed $230,000 GBRMLS
• 2026-06-11 Listed $230,000 AcadianaMLS
• 2026-01-26 Price Changed $221,999 AcadianaMLS
• 2026-01-26 Price Changed $221,999 GBRMLS
• 2025-11-29 Price Changed $224,999 AcadianaMLS
• 2025-11-10 Price Changed $224,999 GBRMLS
• 2025-10-18 Listed $229,000 GBRMLS
• 2025-10-18 Listed $229,000 AcadianaMLS
• 2022-10-31 Sold (Public Records) $224,900 Public Records
• 2022-10-28 Sold (MLS) — GBRMLS
• 2022-09-29 Pending — GBRMLS
• 2022-07-22 Listed $224,900 AcadianaMLS
• 2022-07-22 Listed $224,900 GBRMLS
• 2007-08-20 Sold (Public Records) — Public Records
• 2007-08-17 Sold (MLS) — GBRMLS
• 2007-07-13 Listed $159,800 AcadianaMLS
• 2007-07-13 Listed $159,800 GBRMLS

Property tax history

+3.9%/yr

Latest (2024): $2,125 · +25.3% YoY. Source: county tax records.