33260 LA Hwy 16 Unit 13C · Denham Springs, LA 70706

$192,900

2 bd · 2.0 ba · 1,045 sqft · Condo · 16 Days on market

Built 2025 Excellent condition $185/sqft · 6% below area Est $206k · 6% under $100/mo HOA · 6% 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).

• ARV discount +10.4/15.0
• Cash flow +8.0/30.0
• Schools +6.2/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You are going to love these new townhomes in Watson! This is a 2 bedroom 2 bath with stainless steel appliances, custom cabinets and granite counter tops. You have a nice porch off the back with a LARGE green space complete with fencing for privacy. A 1 car garage for parking and a driveway that will fit 2 cars comfortably.

Key facts

• Custom cabinets
• Fencing for privacy
• Granite counter tops

Tags

• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETS
• GRANITE COUNTER TOPS
• LARGE GREEN SPACE
• FENCING FOR PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $193k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (18.8% below list).
• Recommended offer: $157k (18.8% below list) — sets the bar for 1% rule.

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: 531 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 16 days — a 2% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Recommended offer $156,542 (18.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 10.3

CMA / ARV

• ARV (median comp): $206,211
• List price: $192,900
• Delta: -6.46%
• 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
33260 La Hwy 16 Unit 14B	0.00mi	2/2.0	1,045 (0%)	3mo	$192,900	$185	98
33260 La Hwy 16 Unit 5B	0.10mi	2/2.0	1,045 (0%)	2mo	$189,900	$182	93
33260 La Hwy 16 Unit 5D	0.10mi	2/2.0	1,045 (0%)	5mo	$189,900	$182	91
33788 La Hwy 16	0.53mi	2/2.0	1,044 (-0%)	4mo	$196,000	$188	72
33260 La Hwy 16 Unit 15C	0.00mi	3/2.0 (+1)	1,248 (+19%)	3mo	$211,000	$169	68
33260 La Hwy 16 Unit 15A	0.00mi	3/2.0 (+1)	1,248 (+19%)	3mo	$211,000	$169	67
8007 Arnold Rd Unit 2F	0.86mi	2/2.0	1,072 (+3%)	1mo	$195,000	$182	60
31855 La Hwy 16 #501	1.27mi	2/2.0	1,080 (+3%)	2mo	$94,900	$88	58
8007 Arnold Rd Unit 5E	0.86mi	2/2.0	1,072 (+3%)	4mo	$189,900	$177	58
34832 La Hwy 1019 Unit 7C	1.48mi	2/2.0	1,090 (+4%)	4mo	$179,900	$165	54
32786 Carolee Cir	0.67mi	3/2.0 (+1)	1,213 (+16%)	2mo	$160,000	$132	37
7440 Robinson Dr	0.90mi	3/2.0 (+1)	1,275 (+22%)	1mo	$178,000	$140	34

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-43,682
• Equity at exit: $28,762

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-53,800
• Equity at exit: $16,678

Cash invested: $54,012 (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 70706

• Active inventory: 531
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$1,012
• Tax est. 1.5%: −$241 /mo · $2,894/yr
• Insurance: −$80
• HOA: −$100
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-196

Break-even live

Break-even rent $1,814

Max offer price $164,480

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-130	+0% $-196	+5% $-263	+10% $-330
Rent	-10% $-320	-5% $-258	+0% $-196	+5% $-135	+10% $-73
Rate	-1.0pp $-99	-0.5pp $-147	base $-196	+0.5pp $-246	+1.0pp $-297

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: $48,225
• Closing costs: $5,787
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33260 LA Highway 16 Unit 5B Denham Springs, LA	2.0	2.0	1045	$1,650	$1.58	0d	1	0.02mi
33260 Louisiana 16 Unit 10 Denham Springs, LA	2.0	2.0	1045	$1,650	$1.58	184d	1	0.11mi
8007 Arnold Rd Unit 6D Denham Springs, LA	2.0	2.0	1061	$1,650	$1.56	25d	1	0.87mi
8007 Arnold Rd Unit 6C Denham Springs, LA	2.0	2.0	1061	$1,650	$1.56	51d	1	0.87mi
8007 Arnold Rd Unit 6B Denham Springs, LA	2.0	2.0	1061	$1,650	$1.56	0d	1	0.87mi
8007 Arnold Rd Unit 6B Denham Springs, LA	2.0	2.0	1061	$1,650	$1.56	15d	1	0.87mi
8073 Arnold Rd Denham Springs, LA	2.0	2.0	1103	$1,595	$1.45	164d	1	0.94mi
7344 Robinson Dr Denham Springs, LA	3.0	2.0	1222	$1,590	$1.30	155d	1	0.99mi
7309 Robinson Dr Denham Springs, LA	3.0	2.0	1250	$1,500	$1.20	0d	1	1.01mi
7309 Robinson Dr Denham Springs, LA	3.0	2.0	1250	$1,500	$1.20	11d	1	1.01mi
7309 Robinson Dr Denham Springs, LA	3.0	2.0	1250	$1,500	$1.20	21d	1	1.01mi
35980 Cane Market Rd Unit 6A Denham Springs, LA	2.0	2.5	1157	$1,600	$1.38	10d	1	1.05mi
35980 Cane Market Rd Unit 4C Denham Springs, LA	2.0	2.5	1157	$1,550	$1.34	31d	1	1.06mi
7332 Cherrydale Dr Denham Springs, LA	3.0	2.0	1401	$1,895	$1.35	155d	1	1.15mi
31855 Louisiana 16 #502 Denham Springs, LA	3.0	2.0	1271	$1,200	$0.94	164d	1	1.30mi
31855 LA Highway 16 #102 Denham Springs, LA	3.0	2.0	1271	$1,150	$0.90	10d	1	1.31mi
31855 LA Highway 16 #302 Denham Springs, LA	3.0	2.0	1020	$1,100	$1.08	0d	1	1.32mi
31855 LA Highway 16 #302 Denham Springs, LA	3.0	2.0	1020	$1,100	$1.08	20d	1	1.32mi
31855 LA Highway 16 #302 Denham Springs, LA	3.0	2.0	1020	$1,100	$1.08	10d	1	1.32mi
31855 LA Highway 16 #404 Denham Springs, LA	3.0	2.0	1271	$1,250	$0.98	2d	1	1.33mi
7615 Magnolia Beach Rd Denham Springs, LA	1.0–2.0	1.0–2.0	893	$1,325	$1.48	0d	4	1.42mi
7615 Magnolia Beach Rd Denham Springs, LA	1.0–3.0	1.0–2.0	973	$1,225	$1.26	107d	39	1.42mi

Property features AI

Finance

• HOA & community: Annual association fee of $1,200, covering insurance, grounds maintenance, trash, common areas, and managementLocated in Hunstock Park

Exterior

• Utilities: Public waterPublic sewer
• Home design: Traditional styleOne level
• Construction: Slab foundation
• Exterior features: Privacy fencing

Interior

• Kitchen: Dishwasher, electric cooktop, microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: En suite

HOA detail $100/mo · $1,200/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $192,900 Active 16 DOM
2. 2026-11-07
   days on market $192,900 Active 15 DOM
3. 2026-11-06
   days on market $192,900 Active 14 DOM
4. 2026-11-05
   days on market $192,900 Active 13 DOM
5. 2026-11-04
   days on market $192,900 Active 12 DOM
6. 2026-11-02
   days on market $192,900 Active 10 DOM
7. 2026-11-01
   days on market $192,900 Active 9 DOM
8. 2026-10-31
   days on market $192,900 Active 8 DOM
9. 2026-10-30
   days on market $192,900 Active 7 DOM
10. 2026-10-30
    days on marketlisting id $192,900 Active 6 DOM
11. 2026-10-29
    days on market $192,900 Active 457 DOM
12. 2026-10-28
    days on market $192,900 Active 456 DOM
13. 2026-10-27
    days on market $192,900 Active 455 DOM
14. 2026-10-26
    days on market $192,900 Active 454 DOM
15. 2026-10-26
    days on market $192,900 Active 453 DOM
16. 2026-10-23
    days on market $192,900 Active 451 DOM
17. 2026-10-22
    days on market $192,900 Active 450 DOM
18. 2026-10-21
    days on market $192,900 Active 449 DOM
19. 2026-10-20
    days on market $192,900 Active 448 DOM
20. 2026-10-20
    status $192,900 Active 447 DOM
21. 2026-10-19
    days on market $192,900 Active Under Contract 447 DOM

    Show marketing remark (327 chars)

    You are going to love these new townhomes in Watson! This is a 2 bedroom 2 bath with stainless steel appliances, custom cabinets and granite counter tops. You have a nice porch off the back with a LARGE green space complete with fencing for privacy. A 1 car garage for parking and a driveway that will fit 2 cars comfortably.

22. 2026-10-18
    days on market $192,900 Active Under Contract 446 DOM
23. 2026-10-17
    days on market $192,900 Active Under Contract 445 DOM
24. 2026-10-16
    days on market $192,900 Active Under Contract 444 DOM
25. 2026-10-15
    days on market $192,900 Active Under Contract 443 DOM
26. 2026-10-14
    days on market $192,900 Active Under Contract 442 DOM
27. 2026-10-13
    days on market $192,900 Active Under Contract 441 DOM
28. 2026-10-12
    days on market $192,900 Active Under Contract 440 DOM
29. 2026-10-11
    days on market $192,900 Active Under Contract 439 DOM
30. 2026-10-10
    days on market $192,900 Active Under Contract 438 DOM
31. 2026-10-09
    days on market $192,900 Active Under Contract 437 DOM
32. 2026-10-08
    days on market $192,900 Active Under Contract 436 DOM
33. 2026-10-07
    days on market $192,900 Active Under Contract 435 DOM
34. 2026-10-06
    days on market $192,900 Active Under Contract 434 DOM
35. 2026-10-05
    days on market $192,900 Active Under Contract 433 DOM
36. 2026-10-04
    days on market $192,900 Active Under Contract 432 DOM
37. 2026-10-03
    days on market $192,900 Active Under Contract 431 DOM
38. 2026-10-02
    days on market $192,900 Active Under Contract 430 DOM
39. 2026-10-01
    days on market $192,900 Active Under Contract 429 DOM
40. 2026-09-30
    days on market $192,900 Active Under Contract 428 DOM
41. 2026-09-29
    days on market $192,900 Active Under Contract 427 DOM
42. 2026-09-28
    days on market $192,900 Active Under Contract 426 DOM
43. 2026-09-27
    days on market $192,900 Active Under Contract 425 DOM
44. 2026-09-25
    days on market $192,900 Active Under Contract 423 DOM
45. 2026-09-24
    days on market $192,900 Active Under Contract 422 DOM
46. 2026-09-23
    days on market $192,900 Active Under Contract 421 DOM
47. 2026-09-22
    days on market $192,900 Active Under Contract 420 DOM
48. 2026-09-21
    days on market $192,900 Active Under Contract 419 DOM
49. 2026-09-20
    days on market $192,900 Active Under Contract 418 DOM
50. 2026-09-19
    days on market $192,900 Active Under Contract 417 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: $18,785
• − Mortgage interest: −$10,805
• − Property taxes: −$2,894
• − Insurance: −$964
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − HOA: −$1,200
• − Depreciation: −$5,612
• Taxable loss: −$5,696
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $-990/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with new finishes and a well-maintained exterior. It is move-in ready and would be a great investment.

Value-add opportunities

• Resale Painting the exterior brick and siding — Enhances curb appeal and can add value to the home ↑
• Both Landscaping improvements — Enhances curb appeal and can add value to the home ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary South Live Oak Elementary School B LA #50/646 Nat'l #6,217/41,679

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%

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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

Property features AI

Finance

• HOA & community: Annual association fee of $1,200, covering insurance, grounds maintenance, trash, common areas, and managementLocated in Hunstock Park

Exterior

• Utilities: Public waterPublic sewer
• Home design: Traditional styleOne level
• Construction: Slab foundation
• Exterior features: Privacy fencing

Interior

• Kitchen: Dishwasher, electric cooktop, microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: En suite

Price history

+1.6% since first listed

9 events — show timeline

• 2026-10-19 Relisted — AcadianaMLS
• 2026-10-19 Relisted — GBRMLS
• 2026-08-14 Pending — AcadianaMLS
• 2026-08-14 Contingent — GBRMLS
• 2026-03-16 Price Changed $192,900 AcadianaMLS
• 2026-03-16 Price Changed $192,900 GBRMLS
• 2025-07-29 Listed $189,900 GBRMLS
• 2025-07-29 Listed $192,900 ROAM MLS
• 2025-07-29 Listed $189,900 AcadianaMLS