35572 Grovemont Dr · Denham Springs, LA 70706

$264,000

4 bd · 2.0 ba · 1,829 sqft · SingleFamily · 16 Days on market

Built 2022 Good condition 8,276 sqft lot Garage $144/sqft · at area comps Est $273k · at est. $25/mo HOA · 1% of rent ↓ 5% 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 +9.0/15.0
• Cash flow +8.9/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 4 bed, 2 bath home in Whispering Springs! From the moment you arrive, you'll appreciate the attractive landscaping and exterior soffit lighting that add to the home's curb appeal. Inside, you'll find luxury vinyl plank flooring throughout and an open, inviting layout with plenty of natural light. The kitchen features slab granite countertops, subway tile backsplash, stainless steel appliances, a gas range, a large center island, and a spacious corner pantry. The kitchen flows seamlessly into the main living area, making it perfect for everyday living and entertaining. The private primary suite offers a spacious bathroom complete with dual vanities, granite countertops, a large soaking tub, separate shower, and an oversized walk-in closet. All bedrooms have been upgraded with ceiling fans for added comfort. Step outside to enjoy the large backyard with a partial lake view and added privacy from the wooded property behind the home and the permanently undeveloped neighboring lot. It's a great space for relaxing, entertaining, or enjoying time outdoors. Additional features include smart home wiring, a security system with cameras, ceiling fans in all rooms and a tankless water heater. You'll also enjoy all that Whispering Springs has to offer, including a resort-style community pool, splash pad, clubhouse, and large playground. Beautifully maintained and move-in ready! Schedule your private showing today!

Key facts

• Gas range
• 8,276 sq ft lot
• Garage

Tags

• EXTERIOR SOFFIT LIGHTING
• LUXURY VINYL PLANK FLOORING
• SLAB GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (25.5% below list).
• Recommended offer: $197k (25.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 28d 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 $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 16 days — a 2% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 8 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 $196,558 (25.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

• ARV (median comp): $272,890
• List price: $264,000
• Delta: -3.26%
• 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%)	4mo	$265,000	$144	89
35417 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	1mo	$273,900	$150	75
35471 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	3mo	$271,900	$149	74
35477 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	4mo	$274,725	$151	72
35468 Forest Manor Ave	0.50mi	4/2.0	1,825 (-0%)	4mo	$276,900	$152	72
35632 Grovemont Dr	0.11mi	4/2.0	1,585 (-13%)	1mo	$198,000	$125	72
13230 Fowler Dr	0.27mi	4/3.0	2,071 (+13%)	2mo	$214,900	$104	60
35486 Forest Manor Ave	0.50mi	4/2.0	1,658 (-9%)	4mo	$265,900	$160	57
35405 Forest Manor Ave	0.50mi	4/2.0	1,658 (-9%)	4mo	$261,900	$158	57
35474 Forest Manor Ave	0.50mi	4/2.0	1,658 (-9%)	4mo	$260,900	$157	57
34273 Garnet Lake Dr	0.47mi	4/2.0	2,079 (+14%)	0mo	$278,400	$134	55
12721 Fowler Dr	0.59mi	4/2.0	2,079 (+14%)	2mo	$256,000	$123	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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-56,183
• Equity at exit: $39,363

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-66,204
• Equity at exit: $22,826

Cash invested: $73,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 43 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $260,900 ($144/sqft)
• Median days on market: 16 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +3.7% 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: 531
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$110
• HOA: −$25
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-210

Break-even live

Break-even rent $2,232

Max offer price $226,846

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-136	+0% $-210	+5% $-285	+10% $-360
Rent	-10% $-366	-5% $-288	+0% $-210	+5% $-133	+10% $-55
Rate	-1.0pp $-77	-0.5pp $-143	base $-210	+0.5pp $-279	+1.0pp $-348

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: $66,000
• Closing costs: $7,920
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35572 Grovemont Dr Walker, LA	4.0	2.0	1829	$2,150	$1.18	27d	1	0.03mi
35572 Grovemont Dr Walker, LA	4.0	2.0	1829	$2,150	$1.18	14d	1	0.03mi
35603 Grovemont Dr Denham Springs, LA	4.0	2.0	1722	$1,775	$1.03	29d	1	0.04mi
13111 Fowler Dr Walker, LA	3.0	2.0	1258	$1,700	$1.35	184d	1	0.12mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	27d	1	0.12mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	107d	1	0.12mi
35434 Grovemont Dr Denham Springs, LA	4.0	2.0	1819	$1,950	$1.07	26d	1	0.26mi
34893 Spring Trails Dr Walker, LA	3.0	2.0	1597	$1,750	$1.10	31d	1	0.30mi
35326 Grovemont DR Denham Springs, LA	4.0	2.0	1819	$1,950	$1.07	2d	1	0.38mi
35326 Grovemont DR Denham Springs, LA	4.0	2.0	1819	$1,950	$1.07	14d	1	0.38mi
12913 Bay Leaf DR Denham Springs, LA	5.0	2.0	1856	$2,050	$1.10	14d	1	0.54mi
12913 Bay Leaf DR Denham Springs, LA	5.0	2.0	1856	$2,050	$1.10	10d	1	0.54mi
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	160d	1	0.55mi
12600 Woodland Hill Dr Denham Springs, LA	4.0	2.0	2030	$1,950	$0.96	45d	1	0.64mi
12600 Woodland Hill Dr Denham Springs, LA	4.0	2.0	2030	$1,800	$0.89	31d	1	0.64mi
35657 Woodland Ridge Dr Denham Springs, LA	3.0	2.0	1629	$1,900	$1.17	1d	1	0.71mi
35657 Woodland Ridge Dr Denham Springs, LA	3.0	2.0	1629	$1,900	$1.17	0d	1	0.71mi
35657 Woodland Ridge Dr Denham Springs, LA	3.0	2.0	1629	$1,900	$1.17	11d	1	0.71mi

Property features AI

Finance

• HOA & community: Homeowners associationAssociation amenities include management and a poolCommunity amenities include a clubhouse, playground, and pool

Exterior

• Parking: 2 parking spacesAttached garageConcrete driveway
• Utilities: Public waterPublic sewerCable connected
• Home design: Single-family residenceDetached
• Construction: Shingle roofVinyl siding, frame, and brick constructionSlab foundation
• Exterior features: Level lotCovered patio and porchExterior lighting

Interior

• Kitchen: Range, oven, dishwasher, disposal, microwave, stainless steel appliances
• Flooring: Tile and vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: High ceilingsWindow treatments
• Laundry & utility: Washer and electric dryer hookupsInside laundry

HOA detail $25/mo · $300/yr

• Likely covers: watergaslandscapingpoolsecurity

Listing history 50 events

1. 2026-11-08
   days on market $264,000 Active 16 DOM
2. 2026-11-07
   days on market $264,000 Active 15 DOM
3. 2026-11-06
   days on market $264,000 Active 14 DOM
4. 2026-11-05
   days on market $264,000 Active 13 DOM
5. 2026-11-04
   days on market $264,000 Active 12 DOM
6. 2026-11-02
   days on market $264,000 Active 10 DOM
7. 2026-11-01
   days on market $264,000 Active 9 DOM
8. 2026-10-31
   days on market $264,000 Active 8 DOM
9. 2026-10-30
   days on market $264,000 Active 7 DOM
10. 2026-10-29
    days on market $264,000 Active 6 DOM
11. 2026-10-28
    days on market $264,000 Active 5 DOM
12. 2026-10-27
    days on market $264,000 Active 4 DOM
13. 2026-10-26
    days on market $264,000 Active 3 DOM
14. 2026-10-26
    days on marketlisting id $264,000 Active 2 DOM
15. 2026-10-23
    days on market $264,000 Active 10 DOM
16. 2026-10-22
    days on market $264,000 Active 9 DOM
17. 2026-10-21
    days on market $264,000 Active 8 DOM
18. 2026-10-20
    days on market $264,000 Active 7 DOM
19. 2026-10-19
    days on market $264,000 Active 6 DOM
20. 2026-10-18
    days on market $264,000 Active 5 DOM
21. 2026-10-17
    days on market $264,000 Active 4 DOM
22. 2026-10-16
    days on market $264,000 Active 3 DOM
23. 2026-10-15
    days on market $264,000 Active 2 DOM
24. 2026-10-13
    pricedays on marketlisting id $264,000 Active 1 DOM

    Show marketing remark (1468 chars)

    Welcome home to this beautifully maintained 4 bed, 2 bath home in Whispering Springs! From the moment you arrive, you'll appreciate the attractive landscaping and exterior soffit lighting that add to the home's curb appeal. Inside, you'll find luxury vinyl plank flooring throughout and an open, inviting layout with plenty of natural light. The kitchen features slab granite countertops, subway tile backsplash, stainless steel appliances, a gas range, a large center island, and a spacious corner pantry. The kitchen flows seamlessly into the main living area, making it perfect for everyday living and entertaining. The private primary suite offers a spacious bathroom complete with dual vanities, granite countertops, a large soaking tub, separate shower, and an oversized walk-in closet. All bedrooms have been upgraded with ceiling fans for added comfort. Step outside to enjoy the large backyard with a partial lake view and added privacy from the wooded property behind the home and the permanently undeveloped neighboring lot. It's a great space for relaxing, entertaining, or enjoying time outdoors. Additional features include smart home wiring, a security system with cameras, ceiling fans in all rooms and a tankless water heater. You'll also enjoy all that Whispering Springs has to offer, including a resort-style community pool, splash pad, clubhouse, and large playground. Beautifully maintained and move-in ready! Schedule your private showing today!

25. 2026-10-12
    days on market $254,999 Active 175 DOM
26. 2026-10-11
    days on market $254,999 Active 174 DOM
27. 2026-10-10
    days on market $254,999 Active 173 DOM
28. 2026-10-09
    days on market $254,999 Active 172 DOM
29. 2026-10-08
    days on market $254,999 Active 171 DOM
30. 2026-10-07
    days on market $254,999 Active 170 DOM
31. 2026-10-06
    days on market $254,999 Active 169 DOM
32. 2026-10-05
    days on market $254,999 Active 168 DOM
33. 2026-10-04
    days on market $254,999 Active 167 DOM
34. 2026-10-03
    days on market $254,999 Active 166 DOM
35. 2026-10-02
    days on market $254,999 Active 165 DOM
36. 2026-10-01
    days on market $254,999 Active 164 DOM
37. 2026-09-30
    days on market $254,999 Active 163 DOM
38. 2026-09-29
    days on market $254,999 Active 162 DOM
39. 2026-09-28
    days on market $254,999 Active 161 DOM
40. 2026-09-27
    days on market $254,999 Active 160 DOM
41. 2026-09-25
    days on market $254,999 Active 158 DOM
42. 2026-09-24
    pricedays on market $254,999 Active 157 DOM
43. 2026-09-23
    days on market $255,000 Active 156 DOM
44. 2026-09-22
    days on market $255,000 Active 155 DOM
45. 2026-09-21
    days on market $255,000 Active 154 DOM
46. 2026-09-20
    days on market $255,000 Active 153 DOM
47. 2026-09-19
    days on market $255,000 Active 152 DOM
48. 2026-09-18
    days on market $255,000 Active 151 DOM
49. 2026-09-17
    days on market $255,000 Active 150 DOM
50. 2026-09-16
    days on market $255,000 Active 149 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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: $23,587
• − Mortgage interest: −$14,788
• − Property taxes: −$2,924
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$300
• − Depreciation: −$7,680
• Taxable loss: −$7,199
• Est. tax savings @ 24.0%: +$1,728
• After-tax cash flow: $-796/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%

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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: Homeowners associationAssociation amenities include management and a poolCommunity amenities include a clubhouse, playground, and pool

Exterior

• Parking: 2 parking spacesAttached garageConcrete driveway
• Utilities: Public waterPublic sewerCable connected
• Home design: Single-family residenceDetached
• Construction: Shingle roofVinyl siding, frame, and brick constructionSlab foundation
• Exterior features: Level lotCovered patio and porchExterior lighting

Interior

• Kitchen: Range, oven, dishwasher, disposal, microwave, stainless steel appliances
• Flooring: Tile and vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: High ceilingsWindow treatments
• Laundry & utility: Washer and electric dryer hookupsInside laundry

Price history

-4.5% since first listed

24 events — show timeline

• 2026-10-13 Listed $264,000 GBRMLS
• 2026-10-13 Listed $264,000 AcadianaMLS
• 2026-09-24 Price Changed $254,999 AcadianaMLS
• 2026-09-24 Price Changed $254,999 GBRMLS
• 2026-07-23 Price Changed $255,000 AcadianaMLS
• 2026-07-23 Price Changed $255,000 GBRMLS
• 2026-07-03 Price Changed $259,001 AcadianaMLS
• 2026-07-03 Price Changed $259,001 GBRMLS
• 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

+75.4%/yr

Latest (2025): $2,924 · +2.5% YoY. Source: county tax records.