9312 Watson Dr · Denham Springs, LA 70726

$225,000

4 bd · 2.5 ba · 1,350 sqft · SingleFamily · 24 Days on market

Built 1966 0.42 ac lot Est $225k · at est.

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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 +14.5/30.0
• ARV discount +7.6/15.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and move-in ready, this stunning Denham Springs home blends modern style with functional design -- including the addition of a spacious new primary suite! From the moment you walk in, you'll love the fresh, updated feel with sleek flooring throughout and absolutely NO carpet. The open-concept layout is perfect for entertaining, featuring a spacious living room anchored by a stylish electric fireplace with custom built-ins that seamlessly flows into the dining area and beautifully updated kitchen. The kitchen is a true showstopper with quartz countertops, a large island, and brand-new stainless steel appliances. The split floor plan offers added privacy with the oversized primary suite tucked away on its own side of the home, complete with a beautifully designed en suite bathroom. Spacious additional bedrooms provide plenty of room for family, guests, or a home office. Step outside to enjoy the large fenced backyard with endless possibilities for relaxing, entertaining, or pets to roam. Homes this updated in Denham Springs are hard to find -- schedule your private showing today!

Key facts

• Quartz countertops
• Custom built-ins
• New primary suite

Tags

• NEW PRIMARY SUITE
• ELECTRIC FIREPLACE
• CUSTOM BUILT-INS
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Updated/remodeled condition
• Construction: Wood siding, frame, and brick construction; Slab foundation; Built with a shingle roof
• Exterior features: Shed(s); Lot dimensions approximately 135 x 137; Lot area about 0.42 acres

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 partial bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Fireplace (other type)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $48 ($575/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 $174k (22.6% below list).
• Recommended offer: $174k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 24 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.
• Current owner paid $80k; list at $225k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,098 (22.6% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $225,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9169 Jordan Dr	0.17mi	3/2.0 (-1)	1,417 (+5%)	3mo	$237,000	$167	74
9210 Gary St	0.31mi	3/2.0 (-1)	1,457 (+8%)	1mo	$280,000	$192	64
1503 Weeping Willow Dr	0.43mi	3/2.0 (-1)	1,418 (+5%)	1mo	$239,900	$169	64
30935 Meadow Wood Blvd	0.33mi	3/2.0 (-1)	1,473 (+9%)	1mo	$245,000	$166	62
30675 Eden Way Dr	0.47mi	3/2.0 (-1)	1,424 (+6%)	3mo	$241,375	$170	60
30377 Fairway View Dr	0.62mi	3/2.0 (-1)	1,426 (+6%)	2mo	$230,000	$161	53
30771 Eden Way Dr	0.48mi	4/2.0	1,532 (+14%)	1mo	$252,352	$165	52
30663 Eden Way Dr	0.46mi	4/2.0	1,532 (+14%)	3mo	$252,710	$165	52
30740 Eden Way Dr	0.48mi	3/2.0 (-1)	1,498 (+11%)	3mo	$250,100	$167	50
30961 Linder Rd	0.74mi	3/2.0 (-1)	1,420 (+5%)	1mo	$220,000	$155	49
30788 Eden Way Dr	0.48mi	3/2.0 (-1)	1,498 (+11%)	4mo	$248,755	$166	48
30752 Eden Way Dr	0.48mi	3/2.0 (-1)	1,498 (+11%)	5mo	$250,931	$168	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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-32,054
• Equity at exit: $33,548

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-18,324
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $48

Break-even live

Break-even rent $1,680

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $175	-5% $112	+0% $48	+5% $-16	+10% $-79
Rent	-10% $-90	-5% $-21	+0% $48	+5% $117	+10% $185
Rate	-1.0pp $161	-0.5pp $105	base $48	+0.5pp $-10	+1.0pp $-70

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9418 Randall Ave Denham Springs, LA	3.0	1.5	1234	$1,250	$1.01	45d	1	0.14mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	25d	1	0.19mi
8365 Rosemary Ave Denham Springs, LA	4.0	2.5	1700	$2,250	$1.32	45d	1	0.87mi

Listing history 26 events

1. 2026-06-15
   status $225,000 Pending 24 DOM
2. 2026-06-15
   days on market $225,000 Active 24 DOM
3. 2026-06-14
   days on market $225,000 Active 22 DOM
4. 2026-06-13
   days on market $225,000 Active 21 DOM
5. 2026-06-10
   days on market $225,000 Active 19 DOM
6. 2026-06-09
   days on market $225,000 Active 18 DOM
7. 2026-06-08
   days on market $225,000 Active 17 DOM
8. 2026-06-07
   days on market $225,000 Active 16 DOM
9. 2026-06-03
   days on market $225,000 Active 12 DOM
10. 2026-06-02
    days on market $225,000 Active 11 DOM
11. 2026-06-01
    days on market $225,000 Active 10 DOM
12. 2026-05-31
    days on market $225,000 Active 9 DOM
13. 2026-05-31
    days on market $225,000 Active 8 DOM
14. 2026-05-22
    listed $225,000 Active

    Show marketing remark (1115 chars)

    Completely remodeled and move-in ready, this stunning Denham Springs home blends modern style with functional design -- including the addition of a spacious new primary suite! From the moment you walk in, you'll love the fresh, updated feel with sleek flooring throughout and absolutely NO carpet. The open-concept layout is perfect for entertaining, featuring a spacious living room anchored by a stylish electric fireplace with custom built-ins that seamlessly flows into the dining area and beautifully updated kitchen. The kitchen is a true showstopper with quartz countertops, a large island, and brand-new stainless steel appliances. The split floor plan offers added privacy with the oversized primary suite tucked away on its own side of the home, complete with a beautifully designed en suite bathroom. Spacious additional bedrooms provide plenty of room for family, guests, or a home office. Step outside to enjoy the large fenced backyard with endless possibilities for relaxing, entertaining, or pets to roam. Homes this updated in Denham Springs are hard to find -- schedule your private showing today!

15. 2026-05-22
    listed $225,000 Active 1115-char remark

    Show marketing remark (1115 chars)

    Completely remodeled and move-in ready, this stunning Denham Springs home blends modern style with functional design -- including the addition of a spacious new primary suite! From the moment you walk in, you'll love the fresh, updated feel with sleek flooring throughout and absolutely NO carpet. The open-concept layout is perfect for entertaining, featuring a spacious living room anchored by a stylish electric fireplace with custom built-ins that seamlessly flows into the dining area and beautifully updated kitchen. The kitchen is a true showstopper with quartz countertops, a large island, and brand-new stainless steel appliances. The split floor plan offers added privacy with the oversized primary suite tucked away on its own side of the home, complete with a beautifully designed en suite bathroom. Spacious additional bedrooms provide plenty of room for family, guests, or a home office. Step outside to enjoy the large fenced backyard with endless possibilities for relaxing, entertaining, or pets to roam. Homes this updated in Denham Springs are hard to find -- schedule your private showing today!

16. 2026-03-20
    soldstatus Closed 356-char remark

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

17. 2026-03-20
    soldstatus Sold

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

18. 2026-03-20
    soldstatus $80,000

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

19. 2026-03-16
    status Pending

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

20. 2026-03-16
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

21. 2026-02-24
    listed $104,900 Active 356-char remark

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

22. 2026-02-24
    listed $104,900 Active

    Show marketing remark (356 chars)

    Great opportunity to to invest in Denham Springs. Cozy 3 bedroom/1.5bath home with a covered carport, large lot, and sizable shed storage in the back yard. Nestled on a quiet street. Bring your ideas and make this home your own or rent it out for income. Vacant and easy to show. Measurement and age of the home are estimated. Buyer to verify measurements.

23. 2008-11-19
    soldstatus
24. 2008-11-18
    soldstatus
25. 2008-04-16
    listed $94,900
26. 2008-04-16
    listed $94,900

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$592/yr (+$49/mo · 91.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,892
• − Mortgage interest: −$12,603
• − Property taxes: −$645
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$6,545
• Taxable loss: −$3,370
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $1,384/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.

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
• 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

+137.1% since first listed

13 events — show timeline

• 2026-05-22 Listed $225,000 AcadianaMLS
• 2026-05-22 Listed $225,000 GBRMLS
• 2026-03-20 Sold (Public Records) $80,000 Public Records
• 2026-03-20 Sold (MLS) — AcadianaMLS
• 2026-03-20 Sold (MLS) — GSREIN
• 2026-03-16 Pending — AcadianaMLS
• 2026-03-16 Pending — GSREIN
• 2026-02-24 Listed $104,900 AcadianaMLS
• 2026-02-24 Listed $104,900 GSREIN
• 2008-11-19 Sold (Public Records) — Public Records
• 2008-11-18 Sold (MLS) — GBRMLS
• 2008-04-16 Listed $94,900 AcadianaMLS
• 2008-04-16 Listed $94,900 GBRMLS

Property tax history

-2.0%/yr

Latest (2024): $645 · -9.3% YoY. Source: county tax records.