23665 Whitehall Ave · Denham Springs, LA 70726

$229,900

3 bd · 2.0 ba · 1,503 sqft · SingleFamily · 7 Days on market

Built 2007 9,583 sqft lot $153/sqft · at area comps Est $228k · at est. $15/mo HOA · 1% of rent

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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 +13.8/30.0
• ARV discount +7.1/15.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained single-story home in the desirable South Point subdivision! An extended driveway leads to a two-car garage, providing ample driveway and covered parking. Inside, you'll find a light-filled, open floor plan featuring 3 cm leathered granite in the kitchen and bathrooms, custom wood cabinetry, a gas range and stove, a new hot water heater, and a neutral interior palette that complements any style. The spacious primary suite offers a well-appointed en suite bath, creating a comfortable and private retreat. Step outside to enjoy the expansive backyard from the covered porch, perfect for relaxing or hosting gatherings. Ideally situated in a central location, this home offers easy access to shopping, dining, and everyday conveniences.

Key facts

• 9,583 sq ft lot
• Garage
• Built 2007

Property features AI

Finance

• Other: Located in the South Point subdivision
• HOA & community: Homeowners association with an annual fee of $180 (about $15/month)

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence (detached); One story
• Construction: Vinyl siding, brick, and concrete exterior; Slab foundation
• Exterior features: Covered patio/porch; Partial wood fencing

Interior

• Kitchen: Ice maker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fans
• Interior features: Screens on windows; Window treatments; Ice maker
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $20 ($237/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 $188k (18.3% below list).
• Recommended offer: $188k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% 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); 985 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,925 (18.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $228,075
• List price: $229,900
• Delta: 0.80%
• 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
23765 Southpoint Dr	0.09mi	3/2.0	1,472 (-2%)	1mo	$235,000	$160	92
23684 Windy Rdg	0.17mi	3/2.0	1,482 (-1%)	1mo	$200,000	$135	89
23603 Southpoint Dr	0.34mi	3/2.0	1,483 (-1%)	1mo	$205,000	$138	81
23879 Southpoint Dr	0.30mi	3/2.0	1,630 (+8%)	0mo	$229,900	$141	72
23938 Teakwood Dr	0.46mi	3/2.5	1,470 (-2%)	3mo	$212,000	$144	71
23680 Southpoint Dr	0.22mi	3/2.0	1,659 (+10%)	3mo	$230,000	$139	70
23519 South Pointe Dr	0.46mi	3/2.0	1,483 (-1%)	9mo	$229,995	$155	69
23529 Country Manor Ave	0.38mi	4/2.0 (+1)	1,419 (-6%)	6mo	$205,000	$144	63
23644 Southpoint Dr	0.27mi	3/2.0	1,695 (+13%)	6mo	$220,000	$130	61
23532 Wellington Ave	0.46mi	4/2.0 (+1)	1,419 (-6%)	4mo	$195,000	$137	61
23964 Southpoint Dr	0.44mi	3/2.0	1,649 (+10%)	8mo	$250,000	$152	57
12235 Dove Hollow Dr	0.51mi	3/2.0	1,320 (-12%)	2mo	$225,000	$170	54

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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-34,462
• Equity at exit: $34,279

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-21,980
• Equity at exit: $19,878

Cash invested: $64,372 (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: 985
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$96
• HOA: −$15
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $20

Break-even live

Break-even rent $1,854

Max offer price $229,900

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $85	+0% $20	+5% $-45	+10% $-110
Rent	-10% $-129	-5% $-54	+0% $20	+5% $94	+10% $168
Rate	-1.0pp $136	-0.5pp $78	base $20	+0.5pp $-40	+1.0pp $-100

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: $57,475
• Closing costs: $6,897
• 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	45d	1	0.23mi
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	16d	1	0.41mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	16d	1	0.48mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	45d	1	0.50mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	45d	1	0.95mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	21d	1	1.07mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	25d	1	1.07mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	16d	1	1.07mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	45d	1	1.07mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	16d	1	1.07mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	45d	1	1.09mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	23d	1	1.09mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: watergas

Listing history 5 events

1. 2026-05-12
   status Pending 761-char remark

   Show marketing remark (761 chars)

   Meticulously maintained single-story home in the desirable South Point subdivision! An extended driveway leads to a two-car garage, providing ample driveway and covered parking. Inside, you'll find a light-filled, open floor plan featuring 3 cm leathered granite in the kitchen and bathrooms, custom wood cabinetry, a gas range and stove, a new hot water heater, and a neutral interior palette that complements any style. The spacious primary suite offers a well-appointed en suite bath, creating a comfortable and private retreat. Step outside to enjoy the expansive backyard from the covered porch, perfect for relaxing or hosting gatherings. Ideally situated in a central location, this home offers easy access to shopping, dining, and everyday conveniences.

2. 2026-05-12
   status Pending 767-char remark

   Show marketing remark (761 chars)

   Meticulously maintained single-story home in the desirable South Point subdivision! An extended driveway leads to a two-car garage, providing ample driveway and covered parking. Inside, you'll find a light-filled, open floor plan featuring 3 cm leathered granite in the kitchen and bathrooms, custom wood cabinetry, a gas range and stove, a new hot water heater, and a neutral interior palette that complements any style. The spacious primary suite offers a well-appointed en suite bath, creating a comfortable and private retreat. Step outside to enjoy the expansive backyard from the covered porch, perfect for relaxing or hosting gatherings. Ideally situated in a central location, this home offers easy access to shopping, dining, and everyday conveniences.

3. 2026-05-05
   listed $229,900 Active 761-char remark

   Show marketing remark (761 chars)

   Meticulously maintained single-story home in the desirable South Point subdivision! An extended driveway leads to a two-car garage, providing ample driveway and covered parking. Inside, you'll find a light-filled, open floor plan featuring 3 cm leathered granite in the kitchen and bathrooms, custom wood cabinetry, a gas range and stove, a new hot water heater, and a neutral interior palette that complements any style. The spacious primary suite offers a well-appointed en suite bath, creating a comfortable and private retreat. Step outside to enjoy the expansive backyard from the covered porch, perfect for relaxing or hosting gatherings. Ideally situated in a central location, this home offers easy access to shopping, dining, and everyday conveniences.

4. 2026-05-05
   listed $229,900 Active 767-char remark

   Show marketing remark (761 chars)

   Meticulously maintained single-story home in the desirable South Point subdivision! An extended driveway leads to a two-car garage, providing ample driveway and covered parking. Inside, you'll find a light-filled, open floor plan featuring 3 cm leathered granite in the kitchen and bathrooms, custom wood cabinetry, a gas range and stove, a new hot water heater, and a neutral interior palette that complements any style. The spacious primary suite offers a well-appointed en suite bath, creating a comfortable and private retreat. Step outside to enjoy the expansive backyard from the covered porch, perfect for relaxing or hosting gatherings. Ideally situated in a central location, this home offers easy access to shopping, dining, and everyday conveniences.

5. 2007-04-24
   soldstatus

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 · 22 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: $22,551
• − Mortgage interest: −$12,878
• − Property taxes: −$1,781
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$180
• − Depreciation: −$6,688
• Taxable loss: −$3,734
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,133/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

+0.0% since first listed

5 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GBRMLS
• 2026-05-05 Listed $229,900 GBRMLS
• 2026-05-05 Listed $229,900 AcadianaMLS
• 2007-04-24 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2024): $1,781 · +22.3% YoY. Source: county tax records.