26222 Avoyelles Ave · Denham Springs, LA 70726

$259,900

4 bd · 2.0 ba · 1,998 sqft · SingleFamily · 59 Days on market

Built 2008 9,147 sqft lot $130/sqft · at area comps Est $257k · at est. $34/mo HOA · 2% 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 +12.1/30.0
• ARV discount +7.0/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO FLOOD INSURANCE REQUIRED on this beautiful home located on serine LAKE LOT. Open split plan features den with fireplace & cathedral ceiling adjacent to updated gourmet kitchen with new granite countertops, new stove and dishwasher & updated lighting and hardware. The den/kitchen area overlooks the spacious backyard on the lake perfect for outdoor living and entertainment. All bedrooms have spacious walk-in closets and the primary has an ensuite bath with double vanities, soaker tub and separate shower. This home is move in ready with new interior paint, and freshly painted exterior trim: the roof and AC were replaced 4 years ago. The property's condition, along with it's location, convenient to Juban Crossing, just off I-12, combine to make this jewel a rare find and one that's sure to sell fast, so don't miss this remarkable opportunity.

Key facts

• 9,147 sq ft lot
• Garage
• Built 2008

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-55 ($-664/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.8% below list).
• Recommended offer: $206k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $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 59 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,909 (20.8% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 21% 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. 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 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: 0.79% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $256,800
• List price: $259,900
• Delta: 1.21%
• 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
26426 Avoyelles Ave	0.35mi	4/2.0	1,998 (0%)	2mo	$245,000	$123	82
26526 Acadia Ct	0.54mi	4/2.0	1,998 (0%)	1mo	$260,000	$130	74
26270 Avoyelles Ave	0.09mi	3/2.0 (-1)	1,829 (-8%)	5mo	$259,000	$142	72
26288 Avoyelles Ave	0.12mi	3/2.0 (-1)	1,829 (-8%)	6mo	$259,999	$142	70
11078 Iberia Dr	0.25mi	3/2.0 (-1)	1,829 (-8%)	1mo	$255,000	$139	69
11066 Iberia Dr	0.25mi	3/2.0 (-1)	1,863 (-7%)	12mo	$200,000	$107	62
26017 Big Ben Dr	0.68mi	4/2.0	2,014 (+1%)	10mo	$244,000	$121	59
26028 Wimbledon Ave	0.64mi	4/2.0	1,940 (-3%)	11mo	$239,000	$123	56
11190 Caddo Dr	0.57mi	3/2.0 (-1)	1,863 (-7%)	6mo	$270,000	$145	52
11388 Meadow View Dr	0.72mi	3/2.0 (-1)	2,122 (+6%)	4mo	$265,000	$125	48
26030 Big Ben Dr	0.71mi	3/2.0 (-1)	1,908 (-4%)	10mo	$250,000	$131	46
11406 Meadow View Dr	0.74mi	4/2.0	2,266 (+13%)	12mo	$285,000	$126	33

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-43,945
• Equity at exit: $38,752

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-35,729
• 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 →

ZIP-level market 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$108
• HOA: −$34
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-55

Break-even live

Break-even rent $2,129

Max offer price $250,123

Occupancy floor 98%

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
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	1.11mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	19d	1	1.11mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	43d	1	1.11mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	14d	1	1.11mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	23d	1	1.11mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	43d	1	1.16mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	21d	1	1.19mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	43d	1	1.19mi
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	23d	1	1.26mi
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	43d	1	1.27mi
10922 S Lakeside Dr Denham Springs, LA	3.0	2.0	1369	$1,750	$1.28	23d	1	1.29mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 41 events

1. 2026-06-18
   days on market $259,900 Active 59 DOM
2. 2026-06-17
   days on market $259,900 Active 58 DOM
3. 2026-06-16
   days on market $259,900 Active 57 DOM
4. 2026-06-15
   days on market $259,900 Active 56 DOM
5. 2026-06-14
   days on market $259,900 Active 54 DOM
6. 2026-06-13
   days on market $259,900 Active 53 DOM
7. 2026-06-10
   days on market $259,900 Active 51 DOM
8. 2026-06-09
   days on market $259,900 Active 50 DOM
9. 2026-06-08
   days on market $259,900 Active 49 DOM
10. 2026-06-07
    days on market $259,900 Active 48 DOM
11. 2026-06-03
    days on market $259,900 Active 44 DOM
12. 2026-06-02
    days on market $259,900 Active 43 DOM
13. 2026-06-01
    days on market $259,900 Active 42 DOM
14. 2026-05-31
    days on market $259,900 Active 41 DOM
15. 2026-05-31
    days on market $259,900 Active 40 DOM
16. 2026-04-20
    listed $259,900 Active 866-char remark

    Show marketing remark (861 chars)

    NO FLOOD INSURANCE REQUIRED on this beautiful home located on serine LAKE LOT. Open split plan features den with fireplace & cathedral ceiling adjacent to updated gourmet kitchen with new granite countertops, new stove and dishwasher & updated lighting and hardware. The den/kitchen area overlooks the spacious backyard on the lake perfect for outdoor living and entertainment. All bedrooms have spacious walk-in closets and the primary has an ensuite bath with double vanities, soaker tub and separate shower. This home is move in ready with new interior paint, and freshly painted exterior trim: the roof and AC were replaced 4 years ago. The property's condition, along with it's location, convenient to Juban Crossing, just off I-12, combine to make this jewel a rare find and one that's sure to sell fast, so don't miss this remarkable opportunity.

17. 2026-04-20
    listed $259,900 Active 861-char remark

    Show marketing remark (861 chars)

    NO FLOOD INSURANCE REQUIRED on this beautiful home located on serine LAKE LOT. Open split plan features den with fireplace & cathedral ceiling adjacent to updated gourmet kitchen with new granite countertops, new stove and dishwasher & updated lighting and hardware. The den/kitchen area overlooks the spacious backyard on the lake perfect for outdoor living and entertainment. All bedrooms have spacious walk-in closets and the primary has an ensuite bath with double vanities, soaker tub and separate shower. This home is move in ready with new interior paint, and freshly painted exterior trim: the roof and AC were replaced 4 years ago. The property's condition, along with it's location, convenient to Juban Crossing, just off I-12, combine to make this jewel a rare find and one that's sure to sell fast, so don't miss this remarkable opportunity.

18. 2026-01-23
    price $265,000
19. 2026-01-23
    price $265,000
20. 2025-12-16
    status Active
21. 2025-10-06
    price $270,000
22. 2025-10-06
    price $270,000
23. 2025-07-15
    price $274,995
24. 2025-07-15
    price $274,995
25. 2025-07-15
    price $274,000
26. 2025-07-15
    price $274,000
27. 2025-07-14
    listed $265,000 Active
28. 2025-07-14
    listed $265,000 Active
29. 2025-06-14
    listed $2,100
30. 2025-06-13
    historical $2,020
31. 2025-06-12
    listed $2,020
32. 2025-06-11
    historical $2,020
33. 2025-05-31
    price $2,020
34. 2025-03-27
    listed $2,100
35. 2021-11-26
    soldstatus
36. 2021-11-17
    listed $1,650
37. 2016-12-27
    soldstatus
38. 2016-11-30
    listed $1,575
39. 2016-05-16
    soldstatus
40. 2016-05-16
    listed $1,550
41. 2007-10-11
    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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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: $24,709
• − Mortgage interest: −$14,558
• − Property taxes: −$2,122
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$408
• − Depreciation: −$7,561
• Taxable loss: −$5,193
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $582/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

+16667.7% since first listed

26 events — show timeline

• 2026-04-20 Listed $259,900 GBRMLS
• 2026-04-20 Listed $259,900 AcadianaMLS
• 2026-01-23 Price Changed $265,000 GBRMLS
• 2026-01-23 Price Changed $265,000 AcadianaMLS
• 2025-12-16 Relisted — GBRMLS
• 2025-10-06 Price Changed $270,000 AcadianaMLS
• 2025-10-06 Price Changed $270,000 GBRMLS
• 2025-07-15 Price Changed $274,995 AcadianaMLS
• 2025-07-15 Price Changed $274,995 GBRMLS
• 2025-07-15 Price Changed $274,000 AcadianaMLS
• 2025-07-15 Price Changed $274,000 GBRMLS
• 2025-07-14 Listed $265,000 GBRMLS
• 2025-07-14 Listed $265,000 AcadianaMLS
• 2025-06-14 Listed for Rent $2,100 BUILDIUM
• 2025-06-13 Rental Removed $2,020 APPFOLIO
• 2025-06-12 Listed for Rent $2,020 APPFOLIO
• 2025-06-11 Rental Removed $2,020 GBRMLS
• 2025-05-31 Price Changed $2,020 GBRMLS
• 2025-03-27 Listed for Rent $2,100 GBRMLS
• 2021-11-26 Sold (MLS) — GBRMLS
• 2021-11-17 Listed $1,650 GBRMLS
• 2016-12-27 Sold (MLS) — GBRMLS
• 2016-11-30 Listed $1,575 GBRMLS
• 2016-05-16 Listed $1,550 GBRMLS
• 2016-05-16 Sold (MLS) — GBRMLS
• 2007-10-11 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2024): $2,122 · +4.2% YoY. Source: county tax records.