25475 La Hwy 16 · Denham Springs, LA 70726

$140,000

4 bd · 3.0 ba · 2,225 sqft · SingleFamily · 11 Days on market

Built 2003 1.00 ac lot $63/sqft · 32% below area Est $206k · 32% under

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

Fannie Mae property Large 4 bedroom , 3 Bathroom home with a fireplace , high ceilings, enclosed garage Large rooms lots of natural light .Big kitchen , split floorplan offering lots of privacy. The large lot only minutes from the interstate and local shopping. Large patio across the rear would be great for entertaining . The exterior offers a lot of Brick easy to maintain.

Key facts

• Enclosed garage
• Split floorplan
• Natural light

Tags

• FIREPLACE
• HIGH CEILINGS
• ENCLOSED GARAGE
• NATURAL LIGHT
• BIG KITCHEN
• SPLIT FLOORPLAN

Property features AI

Finance

• Other: Located off Highway 16; Rural tract (no subdivision)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water
• Home design: Single-story detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Corner lot; Lot dimensions approximately 106 x 265 x 155 x 276; Approximately 1 acre

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: No central heating; No cooling
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.8% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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: 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 $140,000

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: 1.51% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (median comp): $206,443
• List price: $140,000
• Delta: -32.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25237 Burlington Dr	0.67mi	4/3.0	2,243 (+1%)	1mo	$297,000	$132	66
25080 Arlington Ave	0.53mi	4/2.5	2,266 (+2%)	11mo	$355,000	$157	61
24929 Plantation Lake Ave	0.74mi	4/2.5	2,189 (-2%)	1mo	$349,900	$160	60
8360 Bastille St	0.67mi	3/2.5 (-1)	2,251 (+1%)	4mo	$324,000	$144	57
8339 Bastille St	0.69mi	4/3.0	2,257 (+1%)	16mo	$409,900	$182	52
25806 Poirrier Ln	0.56mi	5/2.0 (+1)	2,385 (+7%)	3mo	$106,500	$45	51
25237 Denver St	0.36mi	3/2.0 (-1)	2,093 (-6%)	18mo	$410,000	$196	50
9181 Cedar Springs Ave	0.67mi	4/2.0	1,948 (-12%)	2mo	$228,900	$118	42
24879 Plantation Lake Ave	0.75mi	3/2.5 (-1)	2,217 (-0%)	19mo	$369,900	$167	42
8924 Shadow Bluff Ave	0.72mi	4/3.0	2,000 (-10%)	14mo	$224,900	$112	38
8907 Cedar Springs Ave	0.67mi	4/2.0	1,975 (-11%)	10mo	$164,900	$83	38
8912 Shadow Bluff Ave	0.73mi	3/2.0 (-1)	1,941 (-13%)	12mo	$200,000	$103	25

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: 12.9%
• Equity multiple: 1.52×
• Total profit: $20,281
• Equity at exit: $20,874

10-year hold

• IRR: 22.4%
• Equity multiple: 3.00×
• Total profit: $78,326
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$734
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $646

Break-even live

Break-even rent $1,301

Max offer price $140,000

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25842 Shadow Brook Ave Denham Springs, LA	4.0	2.0	1790	$1,750	$0.98	21d	1	0.58mi
9133 Shadow Bluff Ave Denham Springs, LA	4.0	2.0	1808	$1,950	$1.08	43d	1	0.70mi
9587 S Creek Dr Denham Springs, LA	4.0	3.0	2069	$2,400	$1.16	23d	1	0.70mi
25397 Lake Providence Dr Denham Springs, LA	3.0	2.0	1732	$1,900	$1.10	14d	1	0.79mi
25491 Plantation Ave Denham Springs, LA	4.0	2.5	2918	$2,850	$0.98	23d	1	1.07mi

Listing history 5 events

1. 2026-05-18
   status Pending 376-char remark

   Show marketing remark (376 chars)

   Fannie Mae property Large 4 bedroom , 3 Bathroom home with a fireplace , high ceilings, enclosed garage Large rooms lots of natural light .Big kitchen , split floorplan offering lots of privacy. The large lot only minutes from the interstate and local shopping. Large patio across the rear would be great for entertaining . The exterior offers a lot of Brick easy to maintain.

2. 2026-05-18
   status Pending 378-char remark

   Show marketing remark (376 chars)

   Fannie Mae property Large 4 bedroom , 3 Bathroom home with a fireplace , high ceilings, enclosed garage Large rooms lots of natural light .Big kitchen , split floorplan offering lots of privacy. The large lot only minutes from the interstate and local shopping. Large patio across the rear would be great for entertaining . The exterior offers a lot of Brick easy to maintain.

3. 2026-05-06
   listed $140,000 Active 376-char remark

   Show marketing remark (376 chars)

   Fannie Mae property Large 4 bedroom , 3 Bathroom home with a fireplace , high ceilings, enclosed garage Large rooms lots of natural light .Big kitchen , split floorplan offering lots of privacy. The large lot only minutes from the interstate and local shopping. Large patio across the rear would be great for entertaining . The exterior offers a lot of Brick easy to maintain.

4. 2026-05-06
   listed $140,000 Active 378-char remark

   Show marketing remark (376 chars)

   Fannie Mae property Large 4 bedroom , 3 Bathroom home with a fireplace , high ceilings, enclosed garage Large rooms lots of natural light .Big kitchen , split floorplan offering lots of privacy. The large lot only minutes from the interstate and local shopping. Large patio across the rear would be great for entertaining . The exterior offers a lot of Brick easy to maintain.

5. 2007-05-31
   listed $499,900

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 · 21 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: $25,418
• − Mortgage interest: −$7,842
• − Property taxes: −$2,823
• − Insurance: −$700
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$4,073
• Taxable income: $5,913
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $6,327/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

-72.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Pending — GBRMLS
• 2026-05-06 Listed $140,000 GBRMLS
• 2026-05-06 Listed $140,000 AcadianaMLS
• 2007-05-31 Listed $499,900 GBRMLS

Property tax history

+4.2%/yr

Latest (2024): $2,823 · +26.0% YoY. Source: county tax records.