25753 Raines Ave · Denham Springs, LA 70726

$226,695

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 7,143 sqft lot $177/sqft · at area comps Est $238k · at est. $45/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 +12.2/30.0
• ARV discount +9.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The IDRIS II A in Juban Parc community offers a 3 bedroom, 2 full bathroom, open design. The community features a private pool with a pool house, a park, and pond lots. This home is on a spacious corner lot. Features: double vanity, linen closet, and a walk-in closet in the primary suite, spacious walk-in pantry, boot bench, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• 7,143 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-44 ($-530/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (12.5% below list).
• Recommended offer: $198k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% 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); 1598 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 30% 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 $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $198,409 (12.5% 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: 0.88% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (median comp): $237,508
• List price: $226,695
• Delta: -4.55%
• 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
11420 Rossow Ct	0.19mi	3/2.0	1,314 (+3%)	5mo	$218,000	$166	82
11377 Ashwood Ct	0.09mi	3/2.0	1,394 (+9%)	5mo	$225,000	$161	77
11413 Rosedale Ave	0.18mi	3/2.0	1,394 (+9%)	1mo	$219,900	$158	75
24610 Rolling Mdw	0.45mi	3/2.0	1,307 (+2%)	1mo	$222,999	$171	75
11451 Carr Dr	0.05mi	3/2.0	1,463 (+14%)	1mo	$232,578	$159	73
25742 Raines Ave	0.02mi	3/2.0	1,463 (+14%)	8mo	$229,580	$157	69
25710 Tarver Dr	0.11mi	3/2.0	1,463 (+14%)	7mo	$228,990	$157	65
25710 Tarver Dr	0.11mi	3/2.0	1,463 (+14%)	7mo	$228,990	$157	65
12235 Dove Hollow Dr	0.53mi	3/2.0	1,320 (+3%)	6mo	$225,000	$170	65
11474 Ashwood Ct	0.27mi	3/2.0	1,394 (+9%)	11mo	$189,900	$136	63
12297 Falcon Crest Dr	0.60mi	3/2.0	1,450 (+13%)	1mo	$179,900	$124	49
24617 Fair Weather Dr	0.54mi	3/2.0	1,471 (+15%)	2mo	$244,900	$166	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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-37,822
• Equity at exit: $33,801

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-29,354
• Equity at exit: $19,600

Cash invested: $63,475 (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: 23 active · 26 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $238,735 ($163/sqft)
• Median days on market: 210 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +13.6% above current asking $/sqft

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

ZIP-level market 70726

• Rents YoY: 3.8%
• Active inventory: 1598
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$1,189
• Tax est. 1.5%: −$283 /mo · $3,400/yr
• Insurance: −$94
• HOA: −$45
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-44

Break-even live

Break-even rent $2,040

Max offer price $220,298

Occupancy floor 97%

Sensitivity live

Price	-10% $112	-5% $34	+0% $-44	+5% $-123	+10% $-201
Rent	-10% $-201	-5% $-123	+0% $-44	+5% $34	+10% $113
Rate	-1.0pp $70	-0.5pp $13	base $-44	+0.5pp $-103	+1.0pp $-163

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: $56,674
• Closing costs: $6,801
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	164d	1	0.02mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	160d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	6d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	10d	1	0.02mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	155d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	14d	1	0.02mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	184d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	155d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	17d	1	0.02mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	184d	1	0.09mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	184d	1	0.10mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	162d	1	0.14mi
12542 Brown Rd Denham Springs, LA	3.0	2.0	1541	$2,000	$1.30	10d	1	0.34mi
12542 Brown Rd Denham Springs, LA	3.0	2.0	1541	$2,000	$1.30	22d	1	0.34mi
11541 Marlene Ave Denham Springs, LA	3.0	2.0	1280	$1,500	$1.17	10d	1	0.43mi
11628 Water View Ave Dennis Mills, LA	4.0	2.0	1858	$2,100	$1.13	9d	1	0.56mi
11628 Water View Ave Dennis Mills, LA	4.0	2.0	1858	$2,250	$1.21	7d	1	0.56mi
11628 Water View Ave Dennis Mills, LA	4.0	2.0	1858	$2,250	$1.21	14d	1	0.56mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	184d	1	0.58mi
12204 Dove Hollow Dr Denham Springs, LA	3.0	2.0	1407	$1,650	$1.17	107d	1	0.58mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	184d	1	0.97mi
23668 Sweetbriar Ct Denham Springs, LA	3.0	2.0	1424	$1,750	$1.23	14d	1	1.04mi
23668 Sweetbriar Ct Denham Springs, LA	3.0	2.0	1424	$1,750	$1.23	10d	1	1.04mi
23661 Sweetbriar Ct Denham Springs, LA	3.0	2.0	1424	$1,750	$1.23	51d	1	1.07mi
23661 Sweetbriar Ct Denham Springs, LA	3.0	2.0	1424	$1,750	$1.23	2d	1	1.07mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	155d	1	1.22mi

HOA detail $45/mo · $540/yr

• Likely covers: internetlandscapingpool

Listing history 50 events

1. 2026-11-08
   days on market $226,695 Active 12 DOM
2. 2026-11-07
   days on market $226,695 Active 11 DOM
3. 2026-11-06
   days on market $226,695 Active 10 DOM
4. 2026-11-05
   days on market $226,695 Active 9 DOM
5. 2026-11-04
   days on market $226,695 Active 8 DOM
6. 2026-11-02
   days on market $226,695 Active 6 DOM
7. 2026-11-01
   days on market $226,695 Active 5 DOM
8. 2026-10-31
   days on market $226,695 Active 4 DOM
9. 2026-10-30
   days on market $226,695 Active 3 DOM
10. 2026-10-29
    days on market $226,695 Active 2 DOM
11. 2026-10-27
    statusdays on market $226,695 Active 1 DOM
12. 2026-10-26
    days on marketlisting id $226,695 Pending
13. 2026-09-28
    statusdays on market $226,695 Pending 131 DOM

    Show marketing remark (663 chars)

    The IDRIS II A in Juban Parc community offers a 3 bedroom, 2 full bathroom, open design. The community features a private pool with a pool house, a park, and pond lots. This home is on a spacious corner lot. Features: double vanity, linen closet, and a walk-in closet in the primary suite, spacious walk-in pantry, boot bench, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a kitchen appliance package, low E tilt-in windows, and more!

14. 2026-09-27
    days on market $226,695 Active 130 DOM
15. 2026-09-25
    days on market $226,695 Active 128 DOM
16. 2026-09-24
    days on market $226,695 Active 127 DOM
17. 2026-09-23
    days on market $226,695 Active 126 DOM
18. 2026-09-22
    days on market $226,695 Active 125 DOM
19. 2026-09-21
    days on market $226,695 Active 124 DOM
20. 2026-09-20
    days on market $226,695 Active 123 DOM
21. 2026-09-19
    days on market $226,695 Active 122 DOM
22. 2026-09-18
    days on market $226,695 Active 121 DOM
23. 2026-09-17
    days on market $226,695 Active 120 DOM
24. 2026-09-16
    days on market $226,695 Active 119 DOM
25. 2026-09-15
    days on market $226,695 Active 118 DOM
26. 2026-09-14
    days on market $226,695 Active 117 DOM
27. 2026-09-13
    days on market $226,695 Active 116 DOM
28. 2026-09-12
    days on market $226,695 Active 115 DOM
29. 2026-09-11
    days on market $226,695 Active 114 DOM
30. 2026-09-05
    days on market $226,695 Active 108 DOM
31. 2026-09-04
    days on market $226,695 Active 107 DOM
32. 2026-09-03
    days on market $226,695 Active 106 DOM
33. 2026-08-31
    days on market $226,695 Active 103 DOM
34. 2026-08-30
    days on market $226,695 Active 102 DOM
35. 2026-08-29
    days on market $226,695 Active 101 DOM
36. 2026-08-28
    days on market $226,695 Active 100 DOM
37. 2026-08-27
    days on market $226,695 Active 99 DOM
38. 2026-08-25
    days on market $226,695 Active 97 DOM
39. 2026-08-24
    days on market $226,695 Active 96 DOM
40. 2026-08-23
    days on market $226,695 Active 95 DOM
41. 2026-08-22
    days on market $226,695 Active 94 DOM
42. 2026-08-21
    days on market $226,695 Active 93 DOM
43. 2026-08-20
    days on market $226,695 Active 92 DOM
44. 2026-08-19
    days on market $226,695 Active 91 DOM
45. 2026-08-18
    days on market $226,695 Active 90 DOM
46. 2026-08-17
    days on market $226,695 Active 89 DOM
47. 2026-08-16
    days on market $226,695 Active 88 DOM
48. 2026-08-15
    days on market $226,695 Active 87 DOM
49. 2026-08-15
    days on market $226,695 Active 86 DOM
50. 2026-08-13
    days on market $226,695 Active 85 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,809
• − Mortgage interest: −$12,698
• − Property taxes: −$3,400
• − Insurance: −$1,133
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$540
• − Depreciation: −$6,595
• Taxable loss: −$4,367
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $518/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 · 7 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and energy-efficient features. It is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Installing smart home security system — Improves safety and adds modern technology appeal. ↑
• Both Upgrading appliances — Modernizes the kitchen and adds value for potential buyers/renters. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

High Denham Springs High School F LA #93/265 Nat'l #8,937/17,239

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 Parish · 158,511 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: 15% 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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

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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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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

Price history

+0.0% since first listed

6 events — show timeline

• 2026-09-28 Pending — AcadianaMLS
• 2026-09-28 Pending — GBRMLS
• 2026-09-28 Delisted — ROAM MLS
• 2026-05-20 Listed $226,695 ROAM MLS
• 2026-05-20 Listed $226,695 GBRMLS
• 2026-05-20 Listed $226,695 AcadianaMLS