35572 Grovemont Dr · Denham Springs, LA 70706

$255,000

4 bd · 2.0 ba · 1,829 sqft · SingleFamily · 110 Days on market

Built 2022 Good condition 8,276 sqft lot Garage $139/sqft · 7% below area Est $273k · 7% under $25/mo HOA · 1% of rent ↓ 6% since listing

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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 +10.5/15.0
• Cash flow +9.1/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bed/2 bath home in Whispering Springs offers convenient living in a desirable location. It's been meticulously maintained and move in ready! You'll notice the appealing landscaping and subtle soffit lighting as you approach the entrance. Inside, fresh paint and durable luxury vinyl plank flooring create a cohesive and easy-to-care-for home. This open, triple split floor plan, features a well-appointed kitchen with slab granite countertops, a subway tile backsplash, and stainless steel appliances, including a gas range. It also features a large center island and a spacious corner pantry. The main living area benefits from plenty of natural light. The primary bathroom does not disappoint with a large soaking tub, separate shower, dual vanities, granite countertops and an extra large walk in closet! All bedrooms have been upgraded with ceiling fans. The large backyard is perfect for entertaining, providing a partial lake view and privacy thanks to the wooded lot behind the property and a permanently undeveloped adjacent lot. For added convenience, the home is smart home wired with a security system and cameras, and it includes a tankless water heater. Residents of Whispering Springs enjoy access to excellent neighborhood amenities, including a resort-style pool, splash pad, clubhouse, and a large playground. This home is ready for its next owner. Schedule a private showing to see for yourself.

Key facts

• Fresh paint
• Soffit lighting
• 8,276 sq ft lot

Tags

• SOFFIT LIGHTING
• FRESH PAINT
• LUXURY VINYL PLANK FLOORING
• WELL-APPOINTED KITCHEN
• SLAB GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (24.9% below list).
• Recommended offer: $191k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Denham Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 418 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 68d 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 $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 110 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $191,458 (24.9% 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 110 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $273,484
• List price: $255,000
• Delta: -6.76%
• 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
35488 Grovemont Dr	0.14mi	4/2.0	1,836 (+0%)	1mo	$265,000	$144	92
35471 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	0mo	$271,900	$149	76
35477 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	1mo	$274,725	$151	75
35468 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	2mo	$276,900	$152	75
12895 Bay Leaf Dr	0.52mi	4/2.0	1,825 (-0%)	2mo	$269,900	$148	74
35602 Grovemont Dr	0.05mi	4/2.0	2,087 (+14%)	2mo	$268,000	$128	72
35486 Forest Manor Ave	0.50mi	4/2.0	1,658 (-9%)	1mo	$265,900	$160	60
35405 Forest Manor Ave	0.50mi	4/2.0	1,658 (-9%)	1mo	$261,900	$158	60
35474 Forest Manor Ave	0.50mi	4/2.0	1,658 (-9%)	2mo	$260,900	$157	60
35444 Forest Manor Ave	0.50mi	4/2.0	2,051 (+12%)	2mo	$285,900	$139	55
35492 Forest Manor Ave	0.51mi	4/2.0	1,576 (-14%)	2mo	$237,900	$151	52
35435 Forest Manor Ave	0.50mi	5/3.0 (+1)	2,022 (+11%)	2mo	$286,900	$142	48

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-53,667
• Equity at exit: $38,021

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-62,644
• Equity at exit: $22,048

Cash invested: $71,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 30 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $256,000 ($145/sqft)
• Median days on market: 93 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70706

• Active inventory: 418
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$106
• HOA: −$25
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-194

Break-even live

Break-even rent $2,160

Max offer price $220,773

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-122	+0% $-194	+5% $-266	+10% $-338
Rent	-10% $-345	-5% $-269	+0% $-194	+5% $-118	+10% $-42
Rate	-1.0pp $-65	-0.5pp $-129	base $-194	+0.5pp $-260	+1.0pp $-327

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13111 Fowler Dr Walker, LA	3.0	2.0	1258	$1,700	$1.35	93d	1	0.12mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	15d	1	0.12mi
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	68d	1	0.55mi

Property features AI

Finance

• Other: Subdivision: Whispering Springs
• HOA & community: Homeowners association with management and community poolAnnual association fee of $300 (about $25/month)Community clubhouse and playground

Exterior

• Parking: Attached garageConcrete driveway2 parking spaces total
• Utilities: Public waterPublic sewerCable connected
• Home design: Single family residence, detachedLevel lot
• Construction: Vinyl siding, frame and brick constructionShingle roofSlab foundationBuilt by D.R. Horton, Inc. - Gulf CoastModel: Cali B
• Exterior features: Outdoor lightingCovered patio and porch

Interior

• Kitchen: RangeOvenDishwasherDisposalMicrowaveStainless steel appliances
• Flooring: TileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: High ceilingsWindow treatments
• Laundry & utility: Washer hookup insideElectric dryer hookupGas water heaterTankless water heater

HOA detail $25/mo · $300/yr

• Likely covers: watergaslandscapingpoolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $255,000 Active 110 DOM
2. 2026-08-07
   days on market $255,000 Active 109 DOM
3. 2026-08-06
   days on market $255,000 Active 108 DOM
4. 2026-08-05
   days on market $255,000 Active 107 DOM
5. 2026-08-04
   days on market $255,000 Active 106 DOM
6. 2026-08-03
   days on market $255,000 Active 105 DOM
7. 2026-07-31
   days on market $255,000 Active 102 DOM
8. 2026-07-29
   days on market $255,000 Active 100 DOM
9. 2026-07-27
   days on market $255,000 Active 98 DOM
10. 2026-07-25
    days on market $255,000 Active 96 DOM
11. 2026-07-23
    days on market $255,000 Active 94 DOM
12. 2026-07-23
    price $255,000 Active 93 DOM
13. 2026-07-22
    days on market $259,001 Active 93 DOM
14. 2026-07-21
    days on market $259,001 Active 92 DOM
15. 2026-07-18
    days on market $259,001 Active 89 DOM
16. 2026-07-16
    days on market $259,001 Active 87 DOM
17. 2026-07-16
    days on market $259,001 Active 86 DOM
18. 2026-07-14
    days on market $259,001 Active 85 DOM
19. 2026-07-13
    days on market $259,001 Active 84 DOM
20. 2026-07-12
    days on market $259,001 Active 83 DOM
21. 2026-07-11
    days on market $259,001 Active 82 DOM
22. 2026-07-10
    days on market $259,001 Active 81 DOM
23. 2026-07-09
    days on market $259,001 Active 80 DOM
24. 2026-07-07
    days on market $259,001 Active 78 DOM
25. 2026-07-06
    days on market $259,001 Active 77 DOM
26. 2026-07-05
    days on market $259,001 Active 76 DOM
27. 2026-07-04
    days on market $259,001 Active 75 DOM
28. 2026-07-03
    price $259,001 Active 74 DOM
29. 2026-07-03
    days on market $259,000 Active 74 DOM
30. 2026-07-02
    days on market $259,000 Active 73 DOM
31. 2026-07-01
    days on market $259,000 Active 72 DOM
32. 2026-06-30
    days on market $259,000 Active 71 DOM
33. 2026-06-29
    days on market $259,000 Active 70 DOM
34. 2026-06-28
    days on market $259,000 Active 69 DOM
35. 2026-06-28
    days on market $259,000 Active 68 DOM
36. 2026-06-27
    days on market $259,000 Active 67 DOM
37. 2026-06-25
    days on market $259,000 Active 65 DOM
38. 2026-06-23
    days on market $259,000 Active 63 DOM
39. 2026-06-22
    days on market $259,000 Active 62 DOM
40. 2026-06-18
    days on market $259,000 Active 59 DOM
41. 2026-06-17
    days on market $259,000 Active 58 DOM
42. 2026-06-16
    days on market $259,000 Active 57 DOM
43. 2026-06-15
    days on market $259,000 Active 56 DOM
44. 2026-06-14
    days on market $259,000 Active 54 DOM
45. 2026-06-13
    days on market $259,000 Active 53 DOM
46. 2026-06-10
    days on market $259,000 Active 51 DOM
47. 2026-06-09
    days on market $259,000 Active 50 DOM
48. 2026-06-08
    days on market $259,000 Active 49 DOM
49. 2026-06-07
    days on market $259,000 Active 48 DOM
50. 2026-06-03
    days on market $259,000 Active 44 DOM

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,975
• − Mortgage interest: −$14,284
• − Property taxes: −$2,853
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$300
• − Depreciation: −$7,418
• Taxable loss: −$6,831
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $-685/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 · 12 photos

Good 80/100 None rehab

This move-in ready home in Watson, LA, offers a good condition with fresh paint and durable flooring. It's located in a desirable neighborhood and has a good curb appeal. The kitchen and bathrooms are well-maintained, and the home is ready for a new owner to move in.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑

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%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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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

• Other: Subdivision: Whispering Springs
• HOA & community: Homeowners association with management and community poolAnnual association fee of $300 (about $25/month)Community clubhouse and playground

Exterior

• Parking: Attached garageConcrete driveway2 parking spaces total
• Utilities: Public waterPublic sewerCable connected
• Home design: Single family residence, detachedLevel lot
• Construction: Vinyl siding, frame and brick constructionShingle roofSlab foundationBuilt by D.R. Horton, Inc. - Gulf CoastModel: Cali B
• Exterior features: Outdoor lightingCovered patio and porch

Interior

• Kitchen: RangeOvenDishwasherDisposalMicrowaveStainless steel appliances
• Flooring: TileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: High ceilingsWindow treatments
• Laundry & utility: Washer hookup insideElectric dryer hookupGas water heaterTankless water heater

Price history

-6.3% since first listed

16 events — show timeline

• 2026-05-27 Price Changed $259,000 AcadianaMLS
• 2026-05-27 Price Changed $259,000 GBRMLS
• 2026-05-15 Price Changed $259,999 AcadianaMLS
• 2026-05-15 Price Changed $259,999 GBRMLS
• 2026-04-20 Listed $260,000 GBRMLS
• 2026-04-20 Listed $260,000 AcadianaMLS
• 2026-02-02 Listed $265,000 GBRMLS
• 2026-02-02 Listed $265,000 AcadianaMLS
• 2023-03-10 Sold (MLS) — GBRMLS
• 2023-02-09 Pending — GBRMLS
• 2022-11-02 Price Changed $264,380 GBRMLS
• 2022-10-10 Price Changed $261,380 GBRMLS
• 2022-09-02 Price Changed $259,380 GBRMLS
• 2022-07-15 Price Changed $281,540 GBRMLS
• 2022-06-28 Listed $264,380 AcadianaMLS
• 2022-06-28 Listed $276,540 GBRMLS

Property tax history

+129.4%/yr

Latest (2024): $2,853 · +430.0% YoY. Source: county tax records.