1059 Willow Brook Ave · Denham Springs, LA 70726

$169,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily · 2 Days on market

Built 1985 0.30 ac lot Est $237k · 29% under

---

Why this score? — see what drove the C 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• 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

CALLING ALL INVESTORS! This is a gem in the rough, and the opportunity to transform this house into your vision. Located in The Willows in Flood Zone X, this 3 bed, 2 bath home sits on a very large lot. Bring your offers!

Key facts

• 0.3 acre lot
• 4 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $158k (6.5% below list).
• Recommended offer: $158k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $158,037 (6.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $236,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Weeping Willow Dr	0.40mi	3/2.0	1,418 (-1%)	1mo	$239,900	$169	80
30935 Meadow Wood Blvd	0.32mi	3/2.0	1,473 (+3%)	0mo	$245,000	$166	79
9210 Gary St	0.46mi	3/2.0	1,457 (+2%)	1mo	$280,000	$192	74
9169 Jordan Dr	0.49mi	3/2.0	1,417 (-1%)	3mo	$237,000	$167	73
911 Hatchell Ln	0.28mi	3/2.0	1,297 (-9%)	0mo	$185,000	$143	71
30377 Fairway View Dr	0.61mi	3/2.0	1,426 (-0%)	2mo	$230,000	$161	70
919 Willow Brook Ave	0.20mi	4/2.0 (+1)	1,591 (+12%)	3mo	$180,000	$113	64
9009 Willow Point Dr	0.56mi	3/2.0	1,487 (+4%)	5mo	$239,000	$161	63
9277 Yellowfin Dr	0.70mi	3/2.0	1,355 (-5%)	3mo	$229,000	$169	56
9066 Willow Point Dr	0.63mi	3/2.0	1,587 (+11%)	1mo	$269,900	$170	51
927 Robbie St	0.61mi	3/2.0	1,591 (+12%)	4mo	$229,000	$144	49
1414 Clinton Dr	0.74mi	3/1.0	1,241 (-13%)	3mo	$164,500	$133	37

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-16,846
• Equity at exit: $25,198

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,699
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$886
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $145

Break-even live

Break-even rent $1,397

Max offer price $169,000

Occupancy floor 86%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9418 Randall Ave Denham Springs, LA	3.0	1.5	1234	$1,250	$1.01	44d	1	0.69mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	23d	1	0.80mi
8365 Rosemary Ave Denham Springs, LA	4.0	2.5	1700	$2,250	$1.32	44d	1	0.84mi
7775 Florida Blvd Denham Springs, LA	2.0	2.0	1600	$1,050	$0.66	23d	1	0.94mi
602 Florida Ave SE Denham Springs, LA	2.0	2.0	1000	$838	$0.84	44d	1	1.08mi
8037 Florida Blvd Denham Springs, LA	2.0	1.0	1310	$1,400	$1.07	44d	1	1.15mi

Listing history 9 events

1. 2026-03-08
   status Pending
2. 2025-12-21
   status Pending
3. 2025-12-19
   listed $169,000 Active

   Show marketing remark (221 chars)

   CALLING ALL INVESTORS! This is a gem in the rough, and the opportunity to transform this house into your vision. Located in The Willows in Flood Zone X, this 3 bed, 2 bath home sits on a very large lot. Bring your offers!

4. 2025-12-19
   listed $169,000 Active 221-char remark

   Show marketing remark (221 chars)

   CALLING ALL INVESTORS! This is a gem in the rough, and the opportunity to transform this house into your vision. Located in The Willows in Flood Zone X, this 3 bed, 2 bath home sits on a very large lot. Bring your offers!

5. 2018-10-09
   soldstatus $162,000
6. 2018-10-05
   soldstatus Sold 678-char remark

   Show marketing remark (678 chars)

   This beautiful well kept 3 bed, 2 bath home is ready for it's new homeowners! DID NOT FLOOD, DOES NOT REQUIRE FLOOD INSURANCE AND NO HOA'S!!! Kids can walk to school. Very nice neighborhood with community park. This home has been completely freshly painted. The kitchen offers a brand new refrigerator with granite countertops and beautiful stained cabinets. The living area has a inserted wood burning fireplace that will heat the whole house up in minutes on those cold winter nights! Walk out to the back yard that backs up to woods and enjoy the covered patio area. This home is located near shopping and some of the best restaurants in town. Book your appointment today!

7. 2018-08-31
   status Pending 678-char remark

   Show marketing remark (678 chars)

   This beautiful well kept 3 bed, 2 bath home is ready for it's new homeowners! DID NOT FLOOD, DOES NOT REQUIRE FLOOD INSURANCE AND NO HOA'S!!! Kids can walk to school. Very nice neighborhood with community park. This home has been completely freshly painted. The kitchen offers a brand new refrigerator with granite countertops and beautiful stained cabinets. The living area has a inserted wood burning fireplace that will heat the whole house up in minutes on those cold winter nights! Walk out to the back yard that backs up to woods and enjoy the covered patio area. This home is located near shopping and some of the best restaurants in town. Book your appointment today!

8. 2018-08-04
   listed $165,900 Active 678-char remark

   Show marketing remark (678 chars)

   This beautiful well kept 3 bed, 2 bath home is ready for it's new homeowners! DID NOT FLOOD, DOES NOT REQUIRE FLOOD INSURANCE AND NO HOA'S!!! Kids can walk to school. Very nice neighborhood with community park. This home has been completely freshly painted. The kitchen offers a brand new refrigerator with granite countertops and beautiful stained cabinets. The living area has a inserted wood burning fireplace that will heat the whole house up in minutes on those cold winter nights! Walk out to the back yard that backs up to woods and enjoy the covered patio area. This home is located near shopping and some of the best restaurants in town. Book your appointment today!

9. 2018-08-04
   listed $165,900

   Show marketing remark (678 chars)

   This beautiful well kept 3 bed, 2 bath home is ready for it's new homeowners! DID NOT FLOOD, DOES NOT REQUIRE FLOOD INSURANCE AND NO HOA'S!!! Kids can walk to school. Very nice neighborhood with community park. This home has been completely freshly painted. The kitchen offers a brand new refrigerator with granite countertops and beautiful stained cabinets. The living area has a inserted wood burning fireplace that will heat the whole house up in minutes on those cold winter nights! Walk out to the back yard that backs up to woods and enjoy the covered patio area. This home is located near shopping and some of the best restaurants in town. Book your appointment today!

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,764 · $147/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $18,964
• − Mortgage interest: −$9,467
• − Property taxes: −$1,764
• − Insurance: −$845
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,916
• Taxable loss: −$1,062
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,993/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

• Census place: Denham Springs, LA
• 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

+1.9% since first listed

9 events — show timeline

• 2026-03-08 Pending — GBRMLS
• 2025-12-21 Pending — GBRMLS
• 2025-12-19 Listed $169,000 AcadianaMLS
• 2025-12-19 Listed $169,000 GBRMLS
• 2018-10-09 Sold (Public Records) $162,000 Public Records
• 2018-10-05 Sold (MLS) — GBRMLS
• 2018-08-31 Pending — GBRMLS
• 2018-08-04 Listed $165,900 AcadianaMLS
• 2018-08-04 Listed $165,900 GBRMLS

Property tax history

+1.1%/yr

Latest (2024): $1,764 · +19.0% YoY. Source: county tax records.