13083 Bayberry Ave · Denham Springs, LA 70706

$259,900

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 184 Days on market

Built 2022 Good condition 7,840 sqft lot $125/sqft · at area comps Est $269k · at est. $36/mo HOA · 2% of rent ↓ 14% since listing

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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 +10.0/30.0
• ARV discount +9.1/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * THIS HOME QUALIFIES FOR NO MONEY DOWN FINANCING AND THE SELLERS ARE WILLING TO OFFER $6,000 TOWARDS BUYERS CLOSING COSTS * * Welcome to your dream home! This immaculate 4-bedroom, 2-bathroom residence is nestled on a tranquil lake lot, perfect for fishing enthusiasts. Situated in Levi Milton/Walker schools on a peaceful dead-end street, this upgraded luxurious white brick home combines elegance with comfort. Step inside to discover a spacious living room that invites relaxation and gatherings. The large kitchen island is ideal for entertaining, featuring beautiful granite countertops that add a touch of sophistication. The master suite is a true retreat, boasting a huge walk-in closet and a separate shower and soaking tub. Enjoy the community's fantastic amenities, including a refreshing neighborhood pool and a lovely park. This home does not require flood insurance. Don’t miss out on this incredible opportunity to live in a beautiful, well-maintained home in a desirable location. Schedule your viewing today!

Key facts

• Large kitchen island
• Huge walk-in closet
• Neighborhood pool

Tags

• TRANQUIL LAKE LOT
• LARGE KITCHEN ISLAND
• BEAUTIFUL GRANITE COUNTERTOPS
• HUGE WALK-IN CLOSET
• NEIGHBORHOOD POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.7% below list).
• Recommended offer: $204k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 418 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $8k 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 184 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 4y 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.

Recommended offer $203,625 (21.7% 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 184 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (median comp): $269,476
• List price: $259,900
• Delta: -3.55%
• 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
35602 Grovemont Dr	0.22mi	4/2.0	2,087 (+0%)	2mo	$268,000	$128	88
35488 Grovemont Dr	0.07mi	4/2.0	1,836 (-12%)	1mo	$265,000	$144	76
35444 Forest Manor Ave	0.60mi	4/2.0	2,051 (-1%)	2mo	$285,900	$139	68
12895 Bay Leaf Dr	0.37mi	4/2.0	1,825 (-12%)	2mo	$269,900	$148	61
35435 Forest Manor Ave	0.59mi	5/3.0 (+1)	2,022 (-3%)	2mo	$286,900	$142	57
35453 Forest Manor Ave	0.59mi	5/3.0 (+1)	2,022 (-3%)	2mo	$290,900	$144	57
35471 Forest Manor Ave	0.59mi	4/2.0	1,825 (-12%)	0mo	$271,900	$149	52
35477 Forest Manor Ave	0.59mi	4/2.0	1,825 (-12%)	1mo	$274,725	$151	51
35468 Forest Manor Ave	0.60mi	4/2.0	1,825 (-12%)	2mo	$276,900	$152	50
12816 Ruby Lake Dr	0.65mi	4/2.0	1,865 (-10%)	3mo	$299,900	$161	50
35456 Forest Manor Ave	0.60mi	4/2.0	1,825 (-12%)	2mo	$272,900	$150	50
35441 Forest Manor Ave	0.59mi	4/2.0	1,825 (-12%)	3mo	$274,900	$151	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-52,146
• Equity at exit: $38,752

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-58,291
• Equity at exit: $22,471

Cash invested: $72,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 22 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $261,900 ($141/sqft)
• Median days on market: 84 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -7.8% vs current asking $/sqft

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

ZIP-level market 70706

• Active inventory: 418
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$108
• HOA: −$36
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-158

Break-even live

Break-even rent $2,236

Max offer price $232,042

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-84	+0% $-158	+5% $-231	+10% $-305
Rent	-10% $-319	-5% $-238	+0% $-158	+5% $-77	+10% $3
Rate	-1.0pp $-27	-0.5pp $-92	base $-158	+0.5pp $-225	+1.0pp $-294

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	15d	1	0.11mi
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	68d	1	0.67mi

HOA detail $36/mo · $432/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $259,900 Active 184 DOM
2. 2026-08-07
   days on market $259,900 Active 183 DOM
3. 2026-08-06
   days on market $259,900 Active 182 DOM
4. 2026-08-05
   days on market $259,900 Active 181 DOM
5. 2026-08-04
   days on market $259,900 Active 180 DOM
6. 2026-08-03
   pricedays on market $259,900 Active 179 DOM
7. 2026-07-31
   days on market $265,000 Active 176 DOM
8. 2026-07-29
   days on market $265,000 Active 174 DOM
9. 2026-07-27
   days on market $265,000 Active 172 DOM
10. 2026-07-25
    days on market $265,000 Active 170 DOM
11. 2026-07-23
    days on market $265,000 Active 168 DOM
12. 2026-07-22
    days on market $265,000 Active 167 DOM
13. 2026-07-21
    days on market $265,000 Active 166 DOM
14. 2026-07-18
    days on market $265,000 Active 163 DOM
15. 2026-07-16
    days on market $265,000 Active 161 DOM
16. 2026-07-16
    days on market $265,000 Active 160 DOM
17. 2026-07-14
    days on market $265,000 Active 159 DOM
18. 2026-07-13
    days on market $265,000 Active 158 DOM
19. 2026-07-12
    days on market $265,000 Active 157 DOM
20. 2026-07-11
    days on market $265,000 Active 156 DOM
21. 2026-07-10
    days on market $265,000 Active 155 DOM
22. 2026-07-09
    days on market $265,000 Active 154 DOM
23. 2026-07-07
    days on market $265,000 Active 152 DOM
24. 2026-07-06
    days on market $265,000 Active 151 DOM
25. 2026-07-05
    days on market $265,000 Active 150 DOM
26. 2026-07-04
    days on market $265,000 Active 149 DOM
27. 2026-07-03
    days on market $265,000 Active 148 DOM
28. 2026-07-02
    days on market $265,000 Active 147 DOM
29. 2026-07-01
    days on market $265,000 Active 146 DOM
30. 2026-06-30
    days on market $265,000 Active 145 DOM
31. 2026-06-29
    days on market $265,000 Active 144 DOM
32. 2026-06-28
    days on market $265,000 Active 143 DOM
33. 2026-06-28
    days on market $265,000 Active 142 DOM
34. 2026-06-27
    days on market $265,000 Active 141 DOM
35. 2026-06-25
    days on market $265,000 Active 139 DOM
36. 2026-06-23
    days on market $265,000 Active 137 DOM
37. 2026-06-22
    days on market $265,000 Active 136 DOM
38. 2026-06-18
    days on market $265,000 Active 133 DOM
39. 2026-06-17
    days on market $265,000 Active 132 DOM
40. 2026-06-16
    days on market $265,000 Active 131 DOM
41. 2026-06-15
    days on market $265,000 Active 130 DOM
42. 2026-06-14
    days on market $265,000 Active 128 DOM
43. 2026-06-13
    days on market $265,000 Active 127 DOM
44. 2026-06-10
    days on market $265,000 Active 125 DOM
45. 2026-06-08
    days on market $265,000 Active 123 DOM
46. 2026-06-07
    days on market $265,000 Active 122 DOM
47. 2026-06-03
    days on market $265,000 Active 118 DOM
48. 2026-06-02
    days on market $265,000 Active 117 DOM
49. 2026-06-01
    days on market $265,000 Active 116 DOM
50. 2026-05-31
    days on market $265,000 Active 115 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,435
• − Mortgage interest: −$14,558
• − Property taxes: −$3,109
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$432
• − Depreciation: −$7,561
• Taxable loss: −$6,434
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $-348/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 · 12 photos

Good 80/100 None rehab

This move-in-ready home offers a spacious living room, updated kitchen, and well-maintained exterior. Consider painting the exterior and replacing the flooring for a slight increase in value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Hardwood floors are old and may need replacement ↑

F Composite school gradezoned avg 46/100

Zoned Schools

High Walker High School D- LA #55/265 Nat'l #6,744/17,239

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 · 158,511 people
• City population: 63,575
• Metro: Baton Rouge, LA
• Population (ZIP): 22,621
• Household income: $94,768
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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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: ▼ -88.82%
• Current HPI: 160.2185
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

-13.7% since first listed

32 events — show timeline

• 2026-02-05 Listed $265,000 GBRMLS
• 2026-02-05 Listed $265,000 AcadianaMLS
• 2026-01-06 Price Changed $265,000 AcadianaMLS
• 2026-01-06 Price Changed $265,000 GBRMLS
• 2025-10-03 Price Changed $269,500 AcadianaMLS
• 2025-10-03 Price Changed $269,500 GBRMLS
• 2025-08-04 Price Changed $273,500 GBRMLS
• 2025-08-04 Price Changed $273,500 AcadianaMLS
• 2025-05-20 Relisted — GBRMLS
• 2025-05-05 Price Changed $275,000 GBRMLS
• 2025-05-05 Price Changed $275,000 AcadianaMLS
• 2025-02-27 Price Changed $279,900 GBRMLS
• 2025-02-27 Price Changed $279,900 AcadianaMLS
• 2025-02-07 Listed $285,000 GBRMLS
• 2025-02-07 Listed $285,000 AcadianaMLS
• 2024-12-11 Listed $285,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-05 Listed $285,000 GBRMLS
• 2024-12-05 Listed $285,000 AcadianaMLS
• 2023-12-11 Delisted — GBRMLS
• 2023-10-27 Price Changed $279,900 GBRMLS
• 2023-07-17 Delisted — GBRMLS
• 2023-07-16 Listed $279,900 AcadianaMLS
• 2023-07-16 Listed $285,000 GBRMLS
• 2023-04-03 Listed $285,900 AcadianaMLS
• 2023-04-03 Listed $285,900 GBRMLS
• 2022-10-20 Sold (MLS) — GBRMLS
• 2022-09-22 Pending — GBRMLS
• 2022-09-02 Price Changed $272,255 GBRMLS
• 2022-07-15 Price Changed $292,125 GBRMLS
• 2022-07-11 Listed $272,255 AcadianaMLS
• 2022-07-11 Listed $307,125 GBRMLS

Property tax history

+139.5%/yr

Latest (2024): $3,109 · -5.5% YoY. Source: county tax records.