10942 Woodhaven Dr · Denham Springs, LA 70726

$218,000

4 bd · 2.0 ba · 1,973 sqft · SingleFamily · 83 Days on market

Built 2002 8,712 sqft lot $110/sqft · 8% below area Est $238k · 8% under $13/mo HOA · 1% of rent

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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 +16.4/30.0
• ARV discount +11.3/15.0
• DSCR +5.1/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-bedroom, 2-bathroom home has a split floor plan that creates a seamless flow between the kitchen, dining, and living areas, perfect for entertaining. Kitchen features stainless GE appliances, including a range / oven, dishwasher, and microwave. Lots of counter and cabinet space. Breakfast bar in kitchen. Lots of natural light in living room and breakfast area. Nice size master bedroom has en suite bath with separate tub and shower and walk in closet. Fully fenced back yard with nice size detached storage shed.2 car garage. A/C system replaced in March 2023 and roof was replaced in mid 2021. Great school district.

Key facts

• Split floor plan
• Natural light
• Breakfast bar

Tags

• SPLIT FLOOR PLAN
• STAINLESS GE APPLIANCES
• BREAKFAST BAR
• NATURAL LIGHT
• FULLY FENCED BACK YARD
• DETACHED STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $195k (10.6% below list).
• Recommended offer: $195k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 24d 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

• It's been on market 83 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 24y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $188k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $194,938 (10.6% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $238,106
• List price: $218,000
• Delta: -8.44%
• 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
23714 Springhill Dr	0.24mi	4/2.0	1,998 (+1%)	9mo	$249,000	$125	79
23867 Southpoint Dr	0.23mi	4/2.0	1,998 (+1%)	13mo	$235,900	$118	76
23813 Rosemont Ave	0.18mi	4/2.0	2,007 (+2%)	16mo	$229,900	$115	76
23801 Rosemont Ave	0.17mi	3/2.0 (-1)	1,967 (-0%)	15mo	$238,000	$121	74
23685 Sweetbriar Ct	0.15mi	3/2.0 (-1)	1,860 (-6%)	14mo	$235,000	$126	66
23967 Terrace Ave	0.45mi	4/2.0	2,007 (+2%)	13mo	$240,000	$120	66
23875 Rosemont Dr	0.26mi	3/2.0 (-1)	1,918 (-3%)	17mo	$240,000	$125	64
23910 Rosemont Ave	0.32mi	3/2.0 (-1)	1,829 (-7%)	13mo	$230,000	$126	57
23839 Snowdon Ave	0.64mi	3/2.0 (-1)	1,909 (-3%)	4mo	$280,000	$147	56
23644 Southpoint Dr	0.34mi	3/2.0 (-1)	1,695 (-14%)	6mo	$220,000	$130	51
23907 Waterford Ct	0.32mi	4/2.0	2,266 (+15%)	12mo	$259,000	$114	50
23853 Springhill Dr	0.41mi	3/2.0 (-1)	1,711 (-13%)	16mo	$225,000	$132	40

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-25,845
• Equity at exit: $32,505

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,634
• Equity at exit: $18,849

Cash invested: $61,040 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$91
• HOA: −$13
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $123

Break-even live

Break-even rent $1,793

Max offer price $218,000

Occupancy floor 89%

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: $54,500
• Closing costs: $6,540
• 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	44d	1	0.11mi
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	14d	1	0.35mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	14d	1	0.38mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	44d	1	0.49mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	44d	1	0.92mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	19d	1	1.03mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	23d	1	1.03mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	14d	1	1.03mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	44d	1	1.03mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	1.03mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	21d	1	1.04mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	44d	1	1.04mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 50 events

1. 2026-06-18
   days on market $218,000 Active 83 DOM
2. 2026-06-17
   days on market $218,000 Active 82 DOM
3. 2026-06-16
   days on market $218,000 Active 81 DOM
4. 2026-06-15
   days on market $218,000 Active 80 DOM
5. 2026-06-14
   days on market $218,000 Active 78 DOM
6. 2026-06-13
   days on market $218,000 Active 77 DOM
7. 2026-06-10
   days on market $218,000 Active 75 DOM
8. 2026-06-09
   days on market $218,000 Active 74 DOM
9. 2026-06-08
   days on market $218,000 Active 73 DOM
10. 2026-06-07
    days on market $218,000 Active 72 DOM
11. 2026-06-03
    days on market $218,000 Active 68 DOM
12. 2026-06-02
    days on market $218,000 Active 67 DOM
13. 2026-06-01
    pricedays on market $218,000 Active 66 DOM
14. 2026-05-31
    days on market $229,000 Active 65 DOM
15. 2026-05-31
    days on market $229,000 Active 64 DOM
16. 2026-04-29
    price $229,000 622-char remark

    Show marketing remark (624 chars)

    4-bedroom, 2-bathroom home has a split floor plan that creates a seamless flow between the kitchen, dining, and living areas, perfect for entertaining. Kitchen features stainless GE appliances, including a range / oven, dishwasher, and microwave. Lots of counter and cabinet space. Breakfast bar in kitchen. Lots of natural light in living room and breakfast area. Nice size master bedroom has en suite bath with separate tub and shower and walk in closet. Fully fenced back yard with nice size detached storage shed. 2 car garage. A/C system replaced in March 2023 and roof was replaced in mid 2021. Great school district.

17. 2026-04-29
    price $229,000 624-char remark

    Show marketing remark (624 chars)

    4-bedroom, 2-bathroom home has a split floor plan that creates a seamless flow between the kitchen, dining, and living areas, perfect for entertaining. Kitchen features stainless GE appliances, including a range / oven, dishwasher, and microwave. Lots of counter and cabinet space. Breakfast bar in kitchen. Lots of natural light in living room and breakfast area. Nice size master bedroom has en suite bath with separate tub and shower and walk in closet. Fully fenced back yard with nice size detached storage shed. 2 car garage. A/C system replaced in March 2023 and roof was replaced in mid 2021. Great school district.

18. 2026-03-27
    listed $239,900 Active 622-char remark

    Show marketing remark (624 chars)

    4-bedroom, 2-bathroom home has a split floor plan that creates a seamless flow between the kitchen, dining, and living areas, perfect for entertaining. Kitchen features stainless GE appliances, including a range / oven, dishwasher, and microwave. Lots of counter and cabinet space. Breakfast bar in kitchen. Lots of natural light in living room and breakfast area. Nice size master bedroom has en suite bath with separate tub and shower and walk in closet. Fully fenced back yard with nice size detached storage shed. 2 car garage. A/C system replaced in March 2023 and roof was replaced in mid 2021. Great school district.

19. 2026-03-27
    listed $239,900 Active 624-char remark

    Show marketing remark (624 chars)

    4-bedroom, 2-bathroom home has a split floor plan that creates a seamless flow between the kitchen, dining, and living areas, perfect for entertaining. Kitchen features stainless GE appliances, including a range / oven, dishwasher, and microwave. Lots of counter and cabinet space. Breakfast bar in kitchen. Lots of natural light in living room and breakfast area. Nice size master bedroom has en suite bath with separate tub and shower and walk in closet. Fully fenced back yard with nice size detached storage shed. 2 car garage. A/C system replaced in March 2023 and roof was replaced in mid 2021. Great school district.

20. 2025-02-27
    price $240,000
21. 2025-02-12
    price $240,000
22. 2025-01-07
    listed $245,000 Active
23. 2025-01-06
    listed $245,000 Active
24. 2024-12-11
    listed $250,000 Active
25. 2024-12-11
    historical
26. 2024-10-23
    listed $250,000 Active
27. 2024-10-23
    listed $250,000 Active
28. 2020-03-17
    soldstatus $187,500
29. 2020-03-13
    soldstatus Sold
30. 2020-01-31
    status Pending
31. 2020-01-21
    price $186,500
32. 2020-01-14
    price $188,000
33. 2019-12-18
    price $189,000
34. 2019-12-17
    status Active
35. 2019-11-11
    status Pending
36. 2019-11-01
    price $187,500
37. 2019-10-21
    status Active
38. 2019-10-16
    status Pending
39. 2019-10-08
    price $189,900
40. 2019-10-07
    listed $184,500 Active
41. 2019-10-07
    listed $186,500
42. 2017-02-06
    soldstatus $170,100
43. 2017-02-03
    soldstatus Sold
44. 2016-12-30
    status Pending
45. 2016-12-26
    listed $171,500 Active
46. 2016-12-22
    listed $171,500
47. 2008-07-03
    listed $162,900
48. 2008-07-03
    listed $162,900
49. 2008-05-09
    listed $172,000
50. 2008-05-09
    listed $172,000

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $2,034 · $169/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $23,393
• − Mortgage interest: −$12,211
• − Property taxes: −$2,034
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$156
• − Depreciation: −$6,342
• Taxable loss: −$2,183
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $2,006/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

+84.7% since first listed

41 events — show timeline

• 2026-04-29 Price Changed $229,000 AcadianaMLS
• 2026-04-29 Price Changed $229,000 GBRMLS
• 2026-03-27 Listed $239,900 GBRMLS
• 2026-03-27 Listed $239,900 AcadianaMLS
• 2025-02-27 Price Changed $240,000 AcadianaMLS
• 2025-02-12 Price Changed $240,000 GBRMLS
• 2025-01-07 Listed $245,000 GBRMLS
• 2025-01-06 Listed $245,000 AcadianaMLS
• 2024-12-11 Listed $250,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-23 Listed $250,000 GBRMLS
• 2024-10-23 Listed $250,000 AcadianaMLS
• 2020-03-17 Sold (Public Records) $187,500 Public Records
• 2020-03-13 Sold (MLS) — GBRMLS
• 2020-01-31 Pending — GBRMLS
• 2020-01-21 Price Changed $186,500 GBRMLS
• 2020-01-14 Price Changed $188,000 GBRMLS
• 2019-12-18 Price Changed $189,000 GBRMLS
• 2019-12-17 Relisted — GBRMLS
• 2019-11-11 Pending — GBRMLS
• 2019-11-01 Price Changed $187,500 GBRMLS
• 2019-10-21 Relisted — GBRMLS
• 2019-10-16 Pending — GBRMLS
• 2019-10-08 Price Changed $189,900 GBRMLS
• 2019-10-07 Listed $186,500 AcadianaMLS
• 2019-10-07 Listed $184,500 GBRMLS
• 2017-02-06 Sold (Public Records) $170,100 Public Records
• 2017-02-03 Sold (MLS) — GBRMLS
• 2016-12-30 Pending — GBRMLS
• 2016-12-26 Listed $171,500 GBRMLS
• 2016-12-22 Listed $171,500 AcadianaMLS
• 2008-07-03 Listed $162,900 AcadianaMLS
• 2008-07-03 Listed $162,900 GBRMLS
• 2008-05-09 Listed $172,000 AcadianaMLS
• 2008-05-09 Listed $172,000 GBRMLS
• 2006-10-23 Sold (Public Records) — Public Records
• 2003-11-17 Listed $129,900 AcadianaMLS
• 2003-11-17 Listed $129,900 GBRMLS
• 2003-04-25 Sold (MLS) — GBRMLS
• 2002-10-02 Listed $124,000 AcadianaMLS
• 2002-10-02 Listed $124,000 GBRMLS

Property tax history

+5.3%/yr

Latest (2024): $2,034 · +18.3% YoY. Source: county tax records.