9815 Adam Dr · Denham Springs, LA 70726

$79,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 172 Days on market

Built 1992 0.25 ac lot ↓ 20% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 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

This 2-bedroom, 2-bath mobile home sits on a .25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you're searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

Key facts

• Laminate flooring
• Renovated bathrooms
• Complete renovation

Tags

• COMPLETE RENOVATION
• NEW INSULATION
• NEW SUBFLOOR
• LAMINATE FLOORING
• RENOVATED BATHROOMS
• APPROXIMATELY 4 YEARS OLD ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.87×
• Total profit: $19,171
• Equity at exit: $11,779

10-year hold

• IRR: 29.8%
• Equity multiple: 3.79×
• Total profit: $61,683
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $481

Break-even live

Break-even rent $850

Max offer price $79,000

Occupancy floor 62%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8037 Florida Blvd Denham Springs, LA	2.0	1.0	1310	$1,400	$1.07	43d	1	0.64mi
8447 Florida Blvd Denham Springs, LA	2.0–3.0	2.0–2.5	1410	$1,510	$1.07	14d	7	0.74mi
9418 Randall Ave Denham Springs, LA	3.0	1.5	1234	$1,250	$1.01	43d	1	0.94mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	23d	1	1.21mi

Listing history 20 events

1. 2026-06-18
   days on market $79,000 Active 172 DOM
2. 2026-06-17
   days on market $79,000 Active 171 DOM
3. 2026-06-16
   days on market $79,000 Active 170 DOM
4. 2026-06-15
   days on market $79,000 Active 169 DOM
5. 2026-06-14
   days on market $79,000 Active 167 DOM
6. 2026-06-13
   days on market $79,000 Active 166 DOM
7. 2026-06-10
   days on market $79,000 Active 164 DOM
8. 2026-06-08
   days on market $79,000 Active 162 DOM
9. 2026-06-07
   days on market $79,000 Active 161 DOM
10. 2026-06-03
    days on market $79,000 Active 157 DOM
11. 2026-06-02
    days on market $79,000 Active 156 DOM
12. 2026-06-01
    days on market $79,000 Active 155 DOM
13. 2026-05-31
    days on market $79,000 Active 154 DOM
14. 2026-05-31
    days on market $79,000 Active 153 DOM
15. 2026-01-17
    price $79,000 840-char remark

    Show marketing remark (847 chars)

    This 2-bedroom, 2-bath mobile home sits on a . 25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you’re searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

16. 2026-01-17
    price $79,000 847-char remark

    Show marketing remark (847 chars)

    This 2-bedroom, 2-bath mobile home sits on a . 25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you’re searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

17. 2026-01-03
    price $89,000 840-char remark

    Show marketing remark (847 chars)

    This 2-bedroom, 2-bath mobile home sits on a . 25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you’re searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

18. 2026-01-03
    price $89,000 847-char remark

    Show marketing remark (847 chars)

    This 2-bedroom, 2-bath mobile home sits on a . 25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you’re searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

19. 2025-12-28
    listed $99,000 Active 847-char remark

    Show marketing remark (840 chars)

    This 2-bedroom, 2-bath mobile home sits on a .25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you're searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

20. 2025-12-28
    listed $99,000 Active 840-char remark

    Show marketing remark (840 chars)

    This 2-bedroom, 2-bath mobile home sits on a .25-acre lot and is nearing the completion of a complete renovation. Recent updates include new insulation and interior walls, a new subfloor with laminate flooring throughout, and nicely renovated bathrooms. The roof is approximately 4 years old, offering added peace of mind. With just a few final touches remaining, this home presents a great opportunity to add your personal finishing details or maximize value as an investment. Please note, the home does not have a central HVAC system. A brand-new stove was installed on 12/29/25. The property did not flood during the 2016 flood event, and a flood insurance quote is available for buyer review. Whether you're searching for an affordable primary residence or a solid investment property, this home is a fantastic option worth considering.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,504
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$1,898
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,298
• Taxable income: $4,897
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,599/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

-20.2% since first listed

6 events — show timeline

• 2026-01-17 Price Changed $79,000 AcadianaMLS
• 2026-01-17 Price Changed $79,000 GBRMLS
• 2026-01-03 Price Changed $89,000 AcadianaMLS
• 2026-01-03 Price Changed $89,000 GBRMLS
• 2025-12-28 Listed $99,000 GBRMLS
• 2025-12-28 Listed $99,000 AcadianaMLS

Property tax history

-8.2%/yr

Latest (2024): $124 · -5.6% YoY. Source: county tax records.