30639 Hwy 16 · Denham Springs, LA 70726

$155,000

4 bd · 2.5 ba · 2,267 sqft · SingleFamily · 62 Days on market

Built 1975 9,583 sqft lot Est $288k · 46% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

Key facts

• Attached carport
• General generator
• Large closets

Tags

• ATTACHED CARPORT
• GENERAL GENERATOR
• ADDED APARTMENT
• CERAMIC TILE FLOORING
• WIDE L SHAPED HALLWAYS
• LARGE CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 1 comparable units currently listed for rent nearby; 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 $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 62 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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.
• Current owner paid $45k; list at $155k implies a 244% gain — meaningful room to come down on a strong offer.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.26% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $287,909
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8200 Fairlane Dr	0.39mi	4/2.0	2,095 (-8%)	3mo	$248,000	$118	65
8236 Fairlane Dr	0.44mi	4/2.5	2,362 (+4%)	14mo	$300,000	$127	60
310 Matthew Dr	0.42mi	3/2.0 (-1)	2,352 (+4%)	12mo	$219,900	$93	57
1055 N River Rd	0.47mi	3/2.0 (-1)	2,480 (+9%)	0mo	$669,900	$270	55
1138 Southern Living Ln	0.59mi	4/3.0	2,473 (+9%)	1mo	$517,000	$209	55
451 Cockerham Rd	0.66mi	4/2.0	2,206 (-3%)	14mo	$265,000	$120	51
1170 Southern Living Ln	0.59mi	4/3.0	2,473 (+9%)	7mo	$524,500	$212	49
915 Sharon St	0.63mi	3/2.0 (-1)	2,089 (-8%)	9mo	$239,000	$114	43
8223 Fairlane Dr	0.43mi	5/2.5 (+1)	2,584 (+14%)	13mo	$314,900	$122	41
1178 Southern Living Ln	0.60mi	4/3.0	2,447 (+8%)	20mo	$524,900	$215	41
8175 Fairlane Dr	0.44mi	4/2.0	2,004 (-12%)	23mo	$250,000	$125	39
8389 Rosemary Ave	0.72mi	5/3.0 (+1)	2,078 (-8%)	20mo	$329,900	$159	28

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: -8.2%
• Equity multiple: 0.69×
• Total profit: $-13,263
• Equity at exit: $23,111

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $9,068
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $157

Break-even live

Break-even rent $1,751

Max offer price $155,000

Occupancy floor 87%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8365 Rosemary Ave Denham Springs, LA	4.0	2.5	1700	$2,250	$1.32	43d	1	0.67mi

Listing history 18 events

1. 2026-04-21
   status Pending 935-char remark

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

2. 2026-04-21
   status Pending

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

3. 2026-03-11
   status Active 935-char remark

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

4. 2026-03-11
   status Active

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

5. 2026-03-06
   status Pending 935-char remark

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

6. 2026-03-06
   status Pending

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

7. 2026-02-11
   listed $155,000 Active 935-char remark

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

8. 2026-02-11
   listed $155,000 Active

   Show marketing remark (935 chars)

   Newly renovated gem of a home tucked awaysurrounded by nature. 2 car attached carport. Roof 2014. Recently updated in 2017. Energy efficient windows new. Generac whole home generator 5 year old, with newly purchased warranty. Added 2 bedroom apartment with 1/2 bath ad breakfast nook. Original beautiful glossy 15X15 ceramic tile flooring thoughout, with 2 master bed/baths. Beautiful New Orleans style wide L shaped hallways, perfect of adorning with decor with your personal touch. 3 large closets. Kitchen has recently been professionally chalk painted and large and beautiful with granite counters. Dishwasher new and electric oven. Large laundry room, with cabinet space and room for a pantry area. Closed in dog yard right out the back door. Includes greenhouse, that just needs a little love and flower bed just waiting for planting your own garden. Come home to this 4 bedroom 2.5 baths, located in the heart of Denham Springs.

9. 2019-06-11
   historical
10. 2019-02-19
    listed $147,500 Active
11. 2019-02-19
    listed $147,500
12. 2019-01-10
    historical
13. 2018-07-09
    listed $147,500 Active
14. 2018-07-09
    listed $147,500
15. 2013-03-14
    soldstatus
16. 2013-03-14
    soldstatus $45,000
17. 2011-01-17
    listed $59,800
18. 2011-01-17
    listed $59,800

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 · 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: $23,400
• − Mortgage interest: −$8,682
• − Property taxes: −$956
• − Insurance: −$5,894
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,509
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,975/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

+159.2% since first listed

18 events — show timeline

• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Pending — GBRMLS
• 2026-03-11 Relisted — AcadianaMLS
• 2026-03-11 Relisted — GBRMLS
• 2026-03-06 Pending — AcadianaMLS
• 2026-03-06 Pending — GBRMLS
• 2026-02-11 Listed $155,000 GBRMLS
• 2026-02-11 Listed $155,000 AcadianaMLS
• 2019-06-11 Delisted — GBRMLS
• 2019-02-19 Listed $147,500 AcadianaMLS
• 2019-02-19 Listed $147,500 GBRMLS
• 2019-01-10 Delisted — GBRMLS
• 2018-07-09 Listed $147,500 AcadianaMLS
• 2018-07-09 Listed $147,500 GBRMLS
• 2013-03-14 Sold (Public Records) $45,000 Public Records
• 2013-03-14 Sold (MLS) — GBRMLS
• 2011-01-17 Listed $59,800 GBRMLS
• 2011-01-17 Listed $59,800 AcadianaMLS

Property tax history

+6.9%/yr

Latest (2024): $956 · +33.0% YoY. Source: county tax records.