Preston V A Plan · Denham Springs, LA 70726

$228,990

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 324 Days on market

Good condition

---

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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

Key facts

• Open floor plan
• Covered patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• RECESSED CAN LIGHTING
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET

🏗️ New construction. The $228,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,841.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.4% below list).
• Recommended offer: $194k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Denham Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1258 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 324 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,835 (15.4% 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 324 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $244,841
• List price: $228,990
• Delta: -6.47%
• 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
11435 Rossow Ct	0.18mi	3/2.0	1,480 (+1%)	0mo	$220,000	$149	89
11377 Ashwood Ct	0.34mi	3/2.0	1,394 (-5%)	2mo	$225,000	$161	75
11589 Regal St	0.13mi	3/2.0	1,629 (+11%)	2mo	$245,000	$150	74
11397 Ashwood Ct	0.29mi	3/2.0	1,585 (+8%)	1mo	$229,000	$144	72
11420 Rossow Ct	0.23mi	3/2.0	1,314 (-10%)	2mo	$218,000	$166	70
11586 Water View Ave	0.27mi	3/2.0	1,613 (+10%)	2mo	$240,000	$149	68
25736 Raines Ave	0.41mi	4/2.0 (+1)	1,568 (+7%)	1mo	$237,787	$152	63
25680 Tarver Dr	0.45mi	4/2.0 (+1)	1,568 (+7%)	2mo	$237,660	$152	60
25692 Tarver Dr	0.46mi	4/2.0 (+1)	1,568 (+7%)	2mo	$236,245	$151	60
25730 Raines Ave	0.41mi	3/2.0	1,629 (+11%)	2mo	$243,655	$150	60
24282 Steller's Sea Dr	0.65mi	3/2.0	1,545 (+6%)	1mo	$273,500	$177	60
25723 Tarver Dr	0.48mi	3/3.0	1,596 (+9%)	2mo	$259,955	$163	57

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-48,251
• Equity at exit: $36,507

10-year hold

• IRR: -11.3%
• Equity multiple: 0.30×
• Total profit: $-48,269
• Equity at exit: $21,169

Cash invested: $68,555 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 59 active · 18 under contract
• Months of supply: 11.8 mo (8%/mo absorbed)
• Median asking: $252,990 ($159/sqft)
• Median days on market: 130 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +5.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70726

• Rents YoY: 3.8%
• Active inventory: 1258
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,673/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-161

Break-even live

Break-even rent $2,142

Max offer price $221,581

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-76	+0% $-161	+5% $-245	+10% $-330
Rent	-10% $-314	-5% $-237	+0% $-161	+5% $-84	+10% $-8
Rate	-1.0pp $-37	-0.5pp $-98	base $-161	+0.5pp $-224	+1.0pp $-289

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: $61,210
• Closing costs: $7,345
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11628 Water View Ave Dennis Mills, LA	4.0	2.0	1858	$2,250	$1.21	16d	1	0.27mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	70d	1	0.32mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	93d	1	0.35mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	72d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	93d	1	0.44mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	68d	1	0.44mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	63d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	63d	1	0.44mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	93d	1	0.53mi
12204 Dove Hollow Dr Denham Springs, LA	3.0	2.0	1407	$1,650	$1.17	16d	1	0.95mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	93d	1	0.96mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	93d	1	1.25mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	63d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $228,990 Active 324 DOM
2. 2026-08-07
   days on market $228,990 Active 323 DOM
3. 2026-08-06
   days on market $228,990 Active 322 DOM
4. 2026-08-05
   days on market $228,990 Active 321 DOM
5. 2026-08-04
   days on market $228,990 Active 320 DOM
6. 2026-08-03
   days on market $228,990 Active 319 DOM
7. 2026-07-31
   days on market $228,990 Active 316 DOM
8. 2026-07-29
   days on market $228,990 Active 314 DOM
9. 2026-07-27
   days on market $228,990 Active 312 DOM
10. 2026-07-25
    days on market $228,990 Active 310 DOM
11. 2026-07-23
    days on market $228,990 Active 308 DOM
12. 2026-07-22
    days on market $228,990 Active 307 DOM
13. 2026-07-21
    days on market $228,990 Active 306 DOM
14. 2026-07-18
    days on market $228,990 Active 303 DOM
15. 2026-07-16
    days on market $228,990 Active 301 DOM
16. 2026-07-16
    days on market $228,990 Active 300 DOM
17. 2026-07-14
    days on market $228,990 Active 299 DOM
18. 2026-07-13
    days on market $228,990 Active 298 DOM
19. 2026-07-12
    days on market $228,990 Active 297 DOM
20. 2026-07-11
    days on market $228,990 Active 296 DOM
21. 2026-07-10
    days on market $228,990 Active 295 DOM
22. 2026-07-09
    days on market $228,990 Active 294 DOM
23. 2026-07-07
    days on market $228,990 Active 292 DOM
24. 2026-07-07
    days on market $228,990 Active 291 DOM
25. 2026-07-05
    days on market $228,990 Active 290 DOM
26. 2026-07-04
    days on market $228,990 Active 289 DOM
27. 2026-07-03
    days on market $228,990 Active 288 DOM
28. 2026-07-02
    days on market $228,990 Active 287 DOM
29. 2026-07-01
    days on market $228,990 Active 286 DOM
30. 2026-06-30
    days on market $228,990 Active 285 DOM
31. 2026-06-29
    days on market $228,990 Active 284 DOM
32. 2026-06-28
    days on market $228,990 Active 283 DOM
33. 2026-06-28
    days on market $228,990 Active 282 DOM
34. 2026-06-27
    days on market $228,990 Active 281 DOM
35. 2026-06-25
    days on market $228,990 Active 279 DOM
36. 2026-06-23
    days on market $228,990 Active 277 DOM
37. 2026-06-22
    days on market $228,990 Active 276 DOM
38. 2026-06-18
    days on market $228,990 Active 273 DOM
39. 2026-06-17
    days on market $228,990 Active 272 DOM
40. 2026-06-16
    days on market $228,990 Active 271 DOM
41. 2026-06-15
    days on market $228,990 Active 270 DOM
42. 2026-06-14
    days on market $228,990 Active 268 DOM
43. 2026-06-13
    days on market $228,990 Active 267 DOM
44. 2026-06-10
    days on market $228,990 Active 265 DOM
45. 2026-06-08
    days on market $228,990 Active 263 DOM
46. 2026-06-07
    days on market $228,990 Active 262 DOM
47. 2026-06-03
    days on market $228,990 Active 258 DOM
48. 2026-06-02
    days on market $228,990 Active 257 DOM
49. 2026-06-01
    days on market $228,990 Active 256 DOM
50. 2026-05-31
    days on market $228,990 Active 255 DOM

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

Taxation est. · year 1

• Rental income: $23,260
• − Mortgage interest: −$13,715
• − Property taxes: −$3,673
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$7,123
• Taxable loss: −$6,196
• Est. tax savings @ 24.0%: +$1,487
• After-tax cash flow: $-442/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $7,315–$21,945 screening

This single-family home is in good condition with a good exterior and interior. It has a good roof and flooring, and the systems appear to be in good working order. The property has a good curb appeal and would benefit from a fresh coat of paint and landscaping.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Rental Replace garage door seals — Improves energy efficiency and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

High Denham Springs High School F LA #93/265 Nat'l #8,937/17,239

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

B Composite livability gradescore 74/100

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 · 158,511 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: 15% of renters

---

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

1 event — show timeline

• 2025-09-19 Listed $228,990 Zillow