Eastwood Plan · Watson, LA 70706

$260,900

4 bd · 2.0 ba · 1,658 sqft · SingleFamily · 304 Days on market

Good condition ↓ 1% since listing

---

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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Eastwood floorplan, a single-story home located in Whispering Springs, a new home community in Denham Springs, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,658 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

Key facts

• Large corner pantry
• Open-concept layout
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• 3 CM GRANITE COUNTERTOPS
• LARGE CORNER PANTRY
• SEPARATE LAUNDRY ROOM

🏗️ New construction. The $260,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,162.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (8.4% below list).
• Recommended offer: $230k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.9% in Watson — 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 71/100 on livability (#50 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety 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: 344 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 304 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $258,162
• List price: $260,900
• Delta: 1.06%
• 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
35429 Forest Manor Ave	0.24mi	4/2.0	1,658 (0%)	2mo	$256,900	$155	88
35429 Forest Manor Ave	0.24mi	4/2.0	1,658 (0%)	2mo	$260,900	$157	88
35510 Forest Manor Ave	0.21mi	4/2.0	1,576 (-5%)	2mo	$236,920	$150	81
35456 Forest Manor Ave	0.21mi	4/2.0	1,825 (+10%)	1mo	$272,900	$150	73
35489 Forest Manor Ave	0.24mi	4/2.0	1,506 (-9%)	1mo	$230,900	$153	73
35423 Forest Manor Ave	0.24mi	3/2.0 (-1)	1,549 (-7%)	1mo	$258,795	$167	72
35432 Forest Manor Ave	0.21mi	4/2.0	1,825 (+10%)	2mo	$268,900	$147	72
35531 Forest Manor Ave	0.24mi	4/2.0	1,506 (-9%)	3mo	$231,900	$154	71
35441 Forest Manor Ave	0.24mi	4/2.0	1,825 (+10%)	2mo	$274,900	$151	71
35411 Forest Manor Ave	0.24mi	3/2.0 (-1)	1,549 (-7%)	3mo	$251,900	$163	71
35606 Vandora Dr	0.27mi	3/2.0 (-1)	1,549 (-7%)	2mo	$251,900	$163	70
35414 Forest Manor Ave	0.21mi	5/2.0 (+1)	1,856 (+12%)	2mo	$271,900	$146	64

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-35,206
• Equity at exit: $38,493

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-22,023
• Equity at exit: $22,321

Cash invested: $72,285 (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 70706

• Active inventory: 344
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,389 medium
• Mortgage (P&I): −$1,354
• Tax est. 1.5%: −$323 /mo · $3,872/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $103

Break-even live

Break-even rent $2,258

Max offer price $258,162

Occupancy floor 91%

Sensitivity live

Price	-10% $282	-5% $193	+0% $103	+5% $14	+10% $-75
Rent	-10% $-85	-5% $9	+0% $103	+5% $198	+10% $292
Rate	-1.0pp $233	-0.5pp $169	base $103	+0.5pp $37	+1.0pp $-31

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: $64,540
• Closing costs: $7,745
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	21d	1	0.10mi
13111 Fowler Dr Walker, LA	3.0	2.0	1258	$1,700	$1.35	45d	1	0.60mi

Listing history 20 events

1. 2026-06-22
   days on market $260,900 Active 304 DOM
2. 2026-06-18
   days on market $260,900 Active 301 DOM
3. 2026-06-17
   days on market $260,900 Active 300 DOM
4. 2026-06-16
   days on market $260,900 Active 299 DOM
5. 2026-06-15
   days on market $260,900 Active 298 DOM
6. 2026-06-14
   days on market $260,900 Active 296 DOM
7. 2026-06-13
   days on market $260,900 Active 295 DOM
8. 2026-06-10
   days on market $260,900 Active 293 DOM
9. 2026-06-08
   days on market $260,900 Active 291 DOM
10. 2026-06-07
    days on market $260,900 Active 290 DOM
11. 2026-06-03
    days on market $260,900 Active 286 DOM
12. 2026-06-02
    days on market $260,900 Active 285 DOM
13. 2026-06-01
    days on market $260,900 Active 284 DOM
14. 2026-05-31
    days on market $260,900 Active 283 DOM
15. 2026-05-31
    days on market $260,900 Active 282 DOM
16. 2026-03-06
    price $260,900 1393-char remark

    Show marketing remark (1393 chars)

    Introducing the Eastwood floorplan, a single-story home located in Whispering Springs, a new home community in Denham Springs, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,658 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

17. 2026-02-24
    price $258,900 1393-char remark

    Show marketing remark (1393 chars)

    Introducing the Eastwood floorplan, a single-story home located in Whispering Springs, a new home community in Denham Springs, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,658 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

18. 2025-10-02
    price $256,900 1393-char remark

    Show marketing remark (1393 chars)

    Introducing the Eastwood floorplan, a single-story home located in Whispering Springs, a new home community in Denham Springs, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,658 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

19. 2025-09-13
    price $254,900 1393-char remark

    Show marketing remark (1393 chars)

    Introducing the Eastwood floorplan, a single-story home located in Whispering Springs, a new home community in Denham Springs, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,658 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

20. 2025-08-21
    listed $263,900 Active 1393-char remark

    Show marketing remark (1393 chars)

    Introducing the Eastwood floorplan, a single-story home located in Whispering Springs, a new home community in Denham Springs, Louisiana. This thoughtfully designed 4-bedroom, 2-bathroom home offers 1,658 square feet of modern living space, with three beautiful exterior options to choose from. Step inside to discover an open-concept layout that seamlessly blends comfort and functionality. The kitchen is a chef's dream, featuring shaker-style cabinets, sleek gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and durable 3 cm granite countertops. A large corner pantry and a separate laundry room provide added convenience and storage. The Eastwood offers plenty of room for relaxation and entertainment. The living room flows effortlessly into the dining room, creating the perfect space for family gatherings. All D. R. Horton homes comes fully equipped as a smart home. Each of the four bedrooms is equipped with cozy carpeting and generous closet space, ensuring comfort and storage for all. The private primary bedroom is located at the rear of the home and includes an en suite bathroom with a dual vanity, a walk-in closet, a tub/shower combination, a separate linen closet, and a water closet for added privacy. Experience the convenience and charm of the Eastwood floorplan. Contact us today to schedule a tour and learn more about making this beautiful home yours!

ⓘ 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: $28,672
• − Mortgage interest: −$14,461
• − Property taxes: −$3,872
• − Insurance: −$1,291
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$7,510
• Taxable loss: −$3,050
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $1,974/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 single-story home in Whispering Springs, Denham Springs, Louisiana, is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Kitchen appliances upgrade — Upgrading to more modern or energy-efficient appliances can increase the home's value.
• Resale Bathroom fixtures upgrade — Upgrading to more modern or energy-efficient fixtures can increase the home's value.
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances upgrade — Upgrading to more modern or energy-efficient appliances can increase the home's value. ↑
• Resale Bathroom fixtures upgrade — Upgrading to more modern or energy-efficient fixtures can increase the home's value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs. ↑

ⓘ 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 — Watson

• Score: 71/100
• State rank: #50
• US rank: #7247

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,621

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 (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

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

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

-1.1% since first listed

5 events — show timeline

• 2026-03-06 Price Changed $260,900 Zillow
• 2026-02-24 Price Changed $258,900 Zillow
• 2025-10-02 Price Changed $256,900 Zillow
• 2025-09-13 Price Changed $254,900 Zillow
• 2025-08-21 Listed $263,900 Zillow