25753 Raines Ave · Denham Springs, LA 70726

$226,695

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition 7,143 sqft lot Est $201k · 13% over $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 +11.5/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * 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. 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

• Private pool
• Walk-in closet
• Covered rear patio

Tags

• PRIVATE POOL
• POOL HOUSE
• WALK-IN CLOSET
• SPACIOUS WALK-IN PANTRY
• COVERED REAR PATIO
• SMART CONNECT WI-FI THERMOSTAT

Property features AI

Finance

• Other: Subdivision: Juban Parc; Directions available
• HOA & community: Homeowners association with professional management; Annual association fee of $540 (about $45/month); Community clubhouse; Community park; Community pool

Exterior

• Parking: Attached garage; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence; Detached; 1 story; New construction; Built by Dsld, LLC; Model: Idris II A
• Construction: Vinyl siding; Frame construction; Brick accents; Shingle roof; Slab foundation
• Exterior features: Covered patio; Level topography; Corner lot

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; High ceilings; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

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 $-73 ($-879/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (14.1% below list).
• Recommended offer: $195k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% 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); 985 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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

• It's been on market 32 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 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 $194,733 (14.1% 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 32 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $200,960
• Comps found: 12

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%)	1mo	$218,000	$166	86
25742 Raines Ave	0.02mi	3/2.0	1,463 (+14%)	3mo	$229,580	$157	73
11402 Ashwood Ct	0.16mi	3/2.0	1,331 (+4%)	16mo	$203,500	$153	72
25710 Tarver Dr	0.11mi	3/2.0	1,463 (+14%)	3mo	$228,990	$157	69
25710 Tarver Dr	0.11mi	3/2.0	1,463 (+14%)	3mo	$228,990	$157	69
12235 Dove Hollow Dr	0.53mi	3/2.0	1,320 (+3%)	2mo	$225,000	$170	69
11474 Ashwood Ct	0.27mi	3/2.0	1,394 (+9%)	7mo	$189,900	$136	67
11436 Rossow Ct	0.22mi	3/2.0	1,459 (+14%)	8mo	$228,000	$156	60
12231 Bell Mdw	0.46mi	3/2.0	1,407 (+10%)	12mo	$225,000	$160	52
23809 Snowdon Ave	0.56mi	3/2.0	1,189 (-7%)	12mo	$195,000	$164	52
24578 Rolling Mdw	0.52mi	3/2.0	1,402 (+10%)	11mo	$212,000	$151	51
12211 Falconcrest St	0.61mi	3/2.0	1,164 (-9%)	15mo	$195,000	$168	44

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-39,703
• Equity at exit: $33,801

10-year hold

• IRR: -8.1%
• Equity multiple: 0.47×
• Total profit: $-33,505
• 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 →

ZIP-level market 70726

• Rents YoY: 3.8%
• Active inventory: 985
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,189
• Tax est. 1.5%: −$283 /mo · $3,400/yr
• Insurance: −$94
• HOA: −$45
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-73

Break-even live

Break-even rent $2,040

Max offer price $216,096

Occupancy floor 99%

Sensitivity live

Price	-10% $83	-5% $5	+0% $-73	+5% $-152	+10% $-230
Rent	-10% $-227	-5% $-150	+0% $-73	+5% $4	+10% $81
Rate	-1.0pp $41	-0.5pp $-16	base $-73	+0.5pp $-132	+1.0pp $-192

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
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	20d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	25d	1	0.02mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.02mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	45d	1	0.02mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	16d	1	0.02mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	45d	1	0.09mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	45d	1	0.10mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	23d	1	0.14mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	45d	1	0.58mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	45d	1	0.97mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	16d	1	1.22mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: internetlandscapingpool

Listing history 19 events

1. 2026-06-22
   days on market $226,695 Active 32 DOM
2. 2026-06-18
   days on market $226,695 Active 29 DOM
3. 2026-06-17
   days on market $226,695 Active 28 DOM
4. 2026-06-16
   days on market $226,695 Active 27 DOM
5. 2026-06-15
   days on market $226,695 Active 26 DOM
6. 2026-06-14
   days on market $226,695 Active 24 DOM
7. 2026-06-13
   days on market $226,695 Active 23 DOM
8. 2026-06-10
   days on market $226,695 Active 21 DOM
9. 2026-06-09
   days on market $226,695 Active 20 DOM
10. 2026-06-08
    days on market $226,695 Active 19 DOM
11. 2026-06-07
    days on market $226,695 Active 18 DOM
12. 2026-06-03
    days on market $226,695 Active 14 DOM
13. 2026-06-02
    days on market $226,695 Active 13 DOM
14. 2026-06-01
    days on market $226,695 Active 12 DOM
15. 2026-05-31
    days on market $226,695 Active 11 DOM
16. 2026-05-31
    days on market $226,695 Active 10 DOM
17. 2026-05-20
    listed $226,695 Active 737-char remark

    Show marketing remark (619 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. 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!

18. 2026-05-20
    listed $226,695 Active

    Show marketing remark (619 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. 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!

19. 2026-05-20
    listed $226,695 Active 619-char remark

    Show marketing remark (619 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. 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!

ⓘ 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: $23,368
• − Mortgage interest: −$12,698
• − Property taxes: −$3,400
• − Insurance: −$1,133
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$540
• − Depreciation: −$6,595
• Taxable loss: −$4,738
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $258/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $226,695 Zillow
• 2026-05-20 Listed $226,695 AcadianaMLS
• 2026-05-20 Listed $226,695 GBRMLS