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35583 Vandora Dr
F Composite 25.34
Why this score? — see what drove the F 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 +6.2/30.0
  • Condition / age +5.0/5.0
  • Schools +4.0/10.0
  • Livability +3.7/5.0
  • Rent growth +2.5/5.0
  • ARV discount +1.7/15.0
  • 1% rule +1.6/10.0
  • DSCR +0.5/10.0
  • Appreciation +0.0/10.0

$303,215

35583 Vandora Dr · Denham Springs, LA 70706
4 bd · 2.5 ba · 2,038 sqft · SingleFamily · 16 Days on market
Built 2026 Excellent condition 7,013 sqft lot Garage $149/sqft · 13% above area Est $269k · 13% over $36/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Explore The Decatur - a spacious 4-bedroom new construction home for sale in Cypress Reserve, a new home community. This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living--perfect for today's modern lifestyle. Welcome to, a new home in .This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living--perfect for today's modern lifestyle. Homebuyers searching for new homes in will love the bright, open layout where the kitchen, dining area, and family room flow together effortlessly to maximize both comfort and functionality. The gourmet kitchen includes granite countertops, stainless steel appliances, shaker-style cabinets, and a spacious kitchen island overlooking the living room--ideal for meal prep, gatherings, and everyday living. The downstairs primary bedroom offers a private retreat with soft carpeting and an attached bathroom featuring a granite double vanity, tiled walk-in shower, separate water closet, and a large walk-in closet. Upstairs, the Decatur provides three secondary bedrooms, a full bathroom, and a flexible game room--perfect for families needing space for guests, kids, working from home, or additional recreational space. Additional highlights of this new home in include durable sheet vinyl flooring in the entry, living room, and all wet areas; granite bathroom countertops throughout; and a rear covered patio (per plan) overlooking a fully landscaped and irrigated backyard. Every Decatur also comes equipped with America's Smart Home(r) - HOME IS CONNECTED(r) technology. Contact us today to schedule a tour or request more information about new homes for sale in. Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

  • Open concept living
  • Gourmet kitchen
  • Granite countertops

Tags

NEW CONSTRUCTION HOMEOPEN CONCEPT LIVINGGOURMET KITCHENGRANITE COUNTERTOPSSTAINLESS STEEL APPLIANCESSPACIOUS KITCHEN ISLAND

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.5-bath single-family listed at $303k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-549 ($-7k/yr) — negative.
  • To cash-flow at today's rent, offer at most $224k (26.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (33.9% below list).
  • Recommended offer: $200k (33.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $9k 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 ($299k) is reasonable based on typical stale-listing flexibility.
  • 5 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 $200,327 (33.9% 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
0.66% ✗
Cap rate
4.12%
Cash-on-cash
-7.76%
DSCR
0.65
GRM
12.6

CMA / ARV

ARV (median comp)
$268,848
List price
$303,215
Delta
12.78%
Verdict
OVERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
35444 Forest Manor Ave 0.18mi 4/2.0 2,051 (+1%) 5mo $285,900 $139 84
12721 Fowler Dr 0.27mi 4/2.0 2,079 (+2%) 2mo $256,000 $123 81
35602 Grovemont Dr 0.33mi 4/2.0 2,087 (+2%) 5mo $268,000 $128 74
35605 Vandora Dr 0.04mi 4/2.0 2,341 (+15%) 1mo $294,500 $126 70
35417 Forest Manor Ave 0.19mi 4/2.0 1,825 (-10%) 1mo $273,900 $150 70
35471 Forest Manor Ave 0.19mi 4/2.0 1,825 (-10%) 3mo $271,900 $149 69
13230 Fowler Dr 0.55mi 4/3.0 2,071 (+2%) 2mo $214,900 $104 68
35468 Forest Manor Ave 0.18mi 4/2.0 1,825 (-10%) 4mo $276,900 $152 68
35477 Forest Manor Ave 0.19mi 4/2.0 1,825 (-10%) 4mo $274,725 $151 68
34273 Garnet Lake Dr 0.72mi 4/2.0 2,079 (+2%) 0mo $278,400 $134 61
35488 Grovemont Dr 0.37mi 4/2.0 1,836 (-10%) 4mo $265,000 $144 61
12895 Bay Leaf Dr 0.65mi 4/2.0 1,825 (-10%) 5mo $269,900 $148 46

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
-29.9%
Equity multiple
0.01×
Total profit
$-84,039
Equity at exit
$45,210
10-year hold
IRR
-31.0%
Equity multiple
-0.39×
Total profit
$-117,981
Equity at exit
$26,216

Cash invested: $84,900 (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
32 active · 36 under contract
Months of supply
7.7 mo (13%/mo absorbed)
Median asking
$266,000 ($140/sqft)
Median days on market
16 d
This list price
94% of active listings are priced below it
ARV vs active asking
-5.5% 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
12.6×

Monthly cashflow live

Estimated rent
$2,003 high interval (Pro) →
Mortgage (P&I)
−$1,590
Tax est. 1.5%
−$379 /mo · $4,548/yr
Insurance
−$126
HOA
−$36
Vacancy / Maint / Mgmt
−$421
Net cashflow
$-549

Break-even live

Break-even rent $2,698
Max offer price $223,793
Occupancy floor —

Sensitivity live

Price -10% $-339 -5% $-444 +0% $-549 +5% $-654 +10% $-758
Rent -10% $-707 -5% $-628 +0% $-549 +5% $-470 +10% $-391
Rate -1.0pp $-396 -0.5pp $-472 base $-549 +0.5pp $-627 +1.0pp $-707

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
$75,804
Closing costs
$9,096
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 17 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
35648 Avery Dr Denham Springs, LA 5.0 2.0 2077 $2,500 $1.20 160d 1 0.23mi
12600 Woodland Hill Dr Denham Springs, LA 4.0 2.0 2030 $1,800 $0.89 31d 1 0.30mi
12600 Woodland Hill Dr Denham Springs, LA 4.0 2.0 2030 $1,950 $0.96 44d 1 0.30mi
35603 Grovemont Dr Denham Springs, LA 4.0 2.0 1722 $1,775 $1.03 29d 1 0.32mi
35572 Grovemont Dr Walker, LA 4.0 2.0 1829 $2,150 $1.18 14d 1 0.33mi
35572 Grovemont Dr Walker, LA 4.0 2.0 1829 $2,150 $1.18 27d 1 0.33mi
35517 Grovemont Dr Denham Springs, LA 4.0 2.0 1836 $1,950 $1.06 107d 1 0.34mi
35517 Grovemont Dr Denham Springs, LA 4.0 2.0 1836 $1,950 $1.06 27d 1 0.34mi
35657 Woodland Ridge Dr Denham Springs, LA 3.0 2.0 1629 $1,900 $1.17 11d 1 0.37mi
35657 Woodland Ridge Dr Denham Springs, LA 3.0 2.0 1629 $1,900 $1.17 0d 1 0.37mi
35657 Woodland Ridge Dr Denham Springs, LA 3.0 2.0 1629 $1,900 $1.17 1d 1 0.37mi
35434 Grovemont Dr Denham Springs, LA 4.0 2.0 1819 $1,950 $1.07 26d 1 0.40mi
35326 Grovemont DR Denham Springs, LA 4.0 2.0 1819 $1,950 $1.07 2d 1 0.47mi
35326 Grovemont DR Denham Springs, LA 4.0 2.0 1819 $1,950 $1.07 14d 1 0.47mi
34893 Spring Trails Dr Walker, LA 3.0 2.0 1597 $1,750 $1.10 31d 1 0.57mi
12913 Bay Leaf DR Denham Springs, LA 5.0 2.0 1856 $2,050 $1.10 14d 1 0.63mi
12913 Bay Leaf DR Denham Springs, LA 5.0 2.0 1856 $2,050 $1.10 10d 1 0.63mi

Property features AI

Finance

HOA & community
Annual association fee of $435Community features include curbs, sidewalks, a playground, and a clubhouse

Exterior

Parking
DrivewayGarageGarage door opener
Utilities
Public waterPublic sewer
Home design
Single-family residenceTwo storiesTraditional style
Construction
Shingle roofSlab foundationPost-tension foundation
Exterior features
Landscaped

Interior

Kitchen
Kitchen islandPantryDisposalDishwasherMicrowaveStainless steel appliancesRangeElectric stove connection
Flooring
CarpetTileVinyl
Bathrooms
2 full bathrooms1 half bathroomShower/tub combination
Heating & cooling
Central heatingCentral air
Interior features
Double vanityEn suite
Laundry & utility
Inside laundryElectric dryer hookupWasher hookup

HOA detail $36/mo · $432/yr

Likely covers
watersecurity

Listing history 50 events

  1. 2026-11-08
    days on market $303,215 Active 16 DOM
  2. 2026-11-07
    days on market $303,215 Active 15 DOM
  3. 2026-11-06
    days on market $303,215 Active 14 DOM
  4. 2026-11-06
    price $303,215 Active 13 DOM
  5. 2026-11-05
    days on market $297,900 Active 13 DOM
  6. 2026-11-04
    days on market $297,900 Active 12 DOM
  7. 2026-11-02
    days on market $297,900 Active 10 DOM
  8. 2026-11-01
    days on market $297,900 Active 9 DOM
  9. 2026-10-31
    days on market $297,900 Active 8 DOM
  10. 2026-10-30
    days on market $297,900 Active 7 DOM
  11. 2026-10-29
    days on market $297,900 Active 6 DOM
  12. 2026-10-28
    days on market $297,900 Active 5 DOM
  13. 2026-10-27
    days on market $297,900 Active 4 DOM
  14. 2026-10-26
    days on market $297,900 Active 3 DOM
  15. 2026-10-26
    days on marketlisting id $297,900 Active 2 DOM
  16. 2026-10-23
    days on market $297,900 Active 94 DOM
  17. 2026-10-22
    days on market $297,900 Active 93 DOM
  18. 2026-10-21
    days on market $297,900 Active 92 DOM
  19. 2026-10-21
    status $297,900 Active 91 DOM
  20. 2026-07-13
    statusdays on market $297,900 Pending 91 DOM
    Show marketing remark (1914 chars)

    Explore The Decatur – a spacious 4-bedroom new construction home for sale in Cypress Reserve, a new home community. This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living—perfect for today’s modern lifestyle. Welcome to, a new home in . This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living—perfect for today’s modern lifestyle. Homebuyers searching for new homes in will love the bright, open layout where the kitchen, dining area, and family room flow together effortlessly to maximize both comfort and functionality. The gourmet kitchen includes granite countertops, stainless steel appliances, shaker-style cabinets, and a spacious kitchen island overlooking the living room—ideal for meal prep, gatherings, and everyday living. The downstairs primary bedroom offers a private retreat with soft carpeting and an attached bathroom featuring a granite double vanity, tiled walk-in shower, separate water closet, and a large walk-in closet. Upstairs, the Decatur provides three secondary bedrooms, a full bathroom, and a flexible game room—perfect for families needing space for guests, kids, working from home, or additional recreational space. Additional highlights of this new home in include durable sheet vinyl flooring in the entry, living room, and all wet areas; granite bathroom countertops throughout; and a rear covered patio (per plan) overlooking a fully landscaped and irrigated backyard. Every Decatur also comes equipped with America’s Smart Home® – HOME IS CONNECTED® technology. Contact us today to schedule a tour or request more information about new homes for sale in. Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

  21. 2026-07-12
    days on market $297,900 Active 90 DOM
  22. 2026-07-11
    days on market $297,900 Active 89 DOM
  23. 2026-07-10
    days on market $297,900 Active 88 DOM
  24. 2026-07-10
    price $297,900 Active 87 DOM
  25. 2026-07-09
    days on market $298,900 Active 87 DOM
    Show marketing remark (1914 chars)

    Explore The Decatur – a spacious 4-bedroom new construction home for sale in Cypress Reserve, a new home community. This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living—perfect for today’s modern lifestyle. Welcome to, a new home in . This beautifully designed two-story home in features 4 bedrooms, 2.5 baths, a 2-car garage, and 2,038 square feet of open-concept living—perfect for today’s modern lifestyle. Homebuyers searching for new homes in will love the bright, open layout where the kitchen, dining area, and family room flow together effortlessly to maximize both comfort and functionality. The gourmet kitchen includes granite countertops, stainless steel appliances, shaker-style cabinets, and a spacious kitchen island overlooking the living room—ideal for meal prep, gatherings, and everyday living. The downstairs primary bedroom offers a private retreat with soft carpeting and an attached bathroom featuring a granite double vanity, tiled walk-in shower, separate water closet, and a large walk-in closet. Upstairs, the Decatur provides three secondary bedrooms, a full bathroom, and a flexible game room—perfect for families needing space for guests, kids, working from home, or additional recreational space. Additional highlights of this new home in include durable sheet vinyl flooring in the entry, living room, and all wet areas; granite bathroom countertops throughout; and a rear covered patio (per plan) overlooking a fully landscaped and irrigated backyard. Every Decatur also comes equipped with America’s Smart Home® – HOME IS CONNECTED® technology. Contact us today to schedule a tour or request more information about new homes for sale in. Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

  26. 2026-07-07
    days on market $298,900 Active 85 DOM
  27. 2026-07-06
    days on market $298,900 Active 84 DOM
  28. 2026-07-05
    days on market $298,900 Active 83 DOM
  29. 2026-07-04
    days on market $298,900 Active 82 DOM
  30. 2026-07-03
    days on market $298,900 Active 81 DOM
  31. 2026-07-02
    days on market $298,900 Active 80 DOM
  32. 2026-07-01
    days on market $298,900 Active 79 DOM
  33. 2026-06-30
    days on market $298,900 Active 78 DOM
  34. 2026-06-29
    days on market $298,900 Active 77 DOM
  35. 2026-06-28
    days on market $298,900 Active 76 DOM
  36. 2026-06-28
    days on market $298,900 Active 75 DOM
  37. 2026-06-27
    days on market $298,900 Active 74 DOM
  38. 2026-06-25
    days on market $298,900 Active 72 DOM
  39. 2026-06-23
    days on market $298,900 Active 70 DOM
  40. 2026-06-22
    days on market $298,900 Active 69 DOM
  41. 2026-06-18
    days on market $298,900 Active 66 DOM
  42. 2026-06-17
    days on market $298,900 Active 65 DOM
  43. 2026-06-16
    days on market $298,900 Active 64 DOM
  44. 2026-06-15
    days on market $298,900 Active 63 DOM
  45. 2026-06-14
    days on market $298,900 Active 61 DOM
  46. 2026-06-13
    days on market $298,900 Active 60 DOM
  47. 2026-06-10
    days on market $298,900 Active 58 DOM
  48. 2026-06-09
    days on market $298,900 Active 57 DOM
  49. 2026-06-08
    days on market $298,900 Active 56 DOM
  50. 2026-06-07
    days on market $298,900 Active 55 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$24,039
− Mortgage interest
−$16,985
− Property taxes
−$4,548
− Insurance
−$1,516
− Repairs & maintenance
−$1,923
− Management
−$1,923
− HOA
−$432
− Depreciation
−$8,821
Taxable loss
−$12,109
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,906
After-tax cash flow
$-3,680/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 · 1 photo

Excellent 100/100 None rehab

This new construction home is in pristine condition with no visible repairs or maintenance needed. It is move-in ready and ideal for both resale and rental markets.

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

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%
Hispanic origin (detail)

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
—

Price history

-0.3% since first listed
9 events — show timeline
  • 2026-10-20 Relisted — AcadianaMLS
  • 2026-10-20 Relisted — GBRMLS
  • 2026-07-13 Pending — AcadianaMLS
  • 2026-07-13 Pending — GBRMLS
  • 2026-07-09 Price Changed $297,900 AcadianaMLS
  • 2026-07-09 Price Changed $297,900 GBRMLS
  • 2026-04-13 Listed $298,900 GBRMLS
  • 2026-04-13 Listed $297,900 ROAM MLS
  • 2026-04-13 Listed $298,900 AcadianaMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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