9490 Dabney Dr · Denham Springs, LA 70726

$152,000

3 bd · 1.5 ba · 1,242 sqft · SingleFamily · 89 Days on market

Built 1983 0.25 ac lot $122/sqft · 11% below area Est $172k · 11% under

---

Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +12.6/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming three bedroom, 1.5 bath home offers 1,242 sqft of comfortable living space with no carpet throughout. The home features a versatile bonus room, ideal for a den, playroom, home office, or additional living area. The primary bedroom includes a convenient half bath for added comfort. Enjoy a large backyard with patio space, perfect for BBQs, entertaining or relaxing outdoors. This home offers a functional layout and a great opportunity to personalize and make it your own. Additional peace of mind comes with a roof that is approximately 7 years old. A wonderful option for first-time homebuyers or investors seeking space, flexibility, and value. Schedule your showing today!

Key facts

• Large backyard
• Bonus room
• Patio space

Tags

• BONUS ROOM
• LARGE BACKYARD
• PATIO SPACE
• ROOF APPROXIMATELY 7 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $151k (0.7% below list).
• Recommended offer: $143k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.9% 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); 976 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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 89 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $120k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $142,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.99% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $171,625
• List price: $152,000
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30970 Carriage Way	0.11mi	3/2.0	1,346 (+8%)	6mo	$225,000	$167	74
9312 Watson Dr	0.21mi	3/1.5	1,100 (-11%)	3mo	$80,000	$73	69
9169 Jordan Dr	0.26mi	3/2.0	1,417 (+14%)	3mo	$237,000	$167	60
9210 Dabney Dr	0.27mi	3/1.0	1,092 (-12%)	7mo	$116,000	$106	59
30730 Dunn Rd	0.74mi	3/2.0	1,221 (-2%)	4mo	$244,900	$201	58
1503 Weeping Willow Dr	0.39mi	3/2.0	1,418 (+14%)	1mo	$239,900	$169	56
9156 Drew Dr	0.31mi	3/2.0	1,417 (+14%)	5mo	$224,900	$159	56
30675 Eden Way Dr	0.37mi	3/2.0	1,424 (+15%)	3mo	$241,375	$170	54
30800 Eden Way Dr	0.37mi	3/2.0	1,424 (+15%)	6mo	$243,245	$171	51
9130 Mason Dr	0.42mi	3/2.0	1,400 (+13%)	7mo	$184,900	$132	51
30377 Fairway View Dr	0.50mi	3/2.0	1,426 (+15%)	2mo	$230,000	$161	49
30678 Anderson Dr	0.72mi	3/2.0	1,089 (-12%)	1mo	$172,500	$158	43

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-16,281
• Equity at exit: $22,664

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $359
• Equity at exit: $13,142

Cash invested: $42,560 (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: 976
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$63
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $110

Break-even live

Break-even rent $1,370

Max offer price $152,000

Occupancy floor 88%

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: $38,000
• Closing costs: $4,560
• 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	44d	1	0.10mi
9062 Lockhart Rd Unit 11D Denham Springs, LA	3.0	2.0	1240	$1,900	$1.53	23d	1	0.37mi
8037 Florida Blvd Denham Springs, LA	2.0	1.0	1310	$1,400	$1.07	44d	1	1.31mi

Listing history 22 events

1. 2026-05-05
   status Pending 691-char remark

   Show marketing remark (691 chars)

   This charming three bedroom, 1.5 bath home offers 1,242 sqft of comfortable living space with no carpet throughout. The home features a versatile bonus room, ideal for a den, playroom, home office, or additional living area. The primary bedroom includes a convenient half bath for added comfort. Enjoy a large backyard with patio space, perfect for BBQs, entertaining or relaxing outdoors. This home offers a functional layout and a great opportunity to personalize and make it your own. Additional peace of mind comes with a roof that is approximately 7 years old. A wonderful option for first-time homebuyers or investors seeking space, flexibility, and value. Schedule your showing today!

2. 2026-05-05
   status Pending 691-char remark

   Show marketing remark (691 chars)

   This charming three bedroom, 1.5 bath home offers 1,242 sqft of comfortable living space with no carpet throughout. The home features a versatile bonus room, ideal for a den, playroom, home office, or additional living area. The primary bedroom includes a convenient half bath for added comfort. Enjoy a large backyard with patio space, perfect for BBQs, entertaining or relaxing outdoors. This home offers a functional layout and a great opportunity to personalize and make it your own. Additional peace of mind comes with a roof that is approximately 7 years old. A wonderful option for first-time homebuyers or investors seeking space, flexibility, and value. Schedule your showing today!

3. 2026-02-05
   listed $152,000 Active 691-char remark

   Show marketing remark (691 chars)

   This charming three bedroom, 1.5 bath home offers 1,242 sqft of comfortable living space with no carpet throughout. The home features a versatile bonus room, ideal for a den, playroom, home office, or additional living area. The primary bedroom includes a convenient half bath for added comfort. Enjoy a large backyard with patio space, perfect for BBQs, entertaining or relaxing outdoors. This home offers a functional layout and a great opportunity to personalize and make it your own. Additional peace of mind comes with a roof that is approximately 7 years old. A wonderful option for first-time homebuyers or investors seeking space, flexibility, and value. Schedule your showing today!

4. 2026-02-05
   listed $152,000 Active 691-char remark

   Show marketing remark (691 chars)

   This charming three bedroom, 1.5 bath home offers 1,242 sqft of comfortable living space with no carpet throughout. The home features a versatile bonus room, ideal for a den, playroom, home office, or additional living area. The primary bedroom includes a convenient half bath for added comfort. Enjoy a large backyard with patio space, perfect for BBQs, entertaining or relaxing outdoors. This home offers a functional layout and a great opportunity to personalize and make it your own. Additional peace of mind comes with a roof that is approximately 7 years old. A wonderful option for first-time homebuyers or investors seeking space, flexibility, and value. Schedule your showing today!

5. 2020-07-09
   soldstatus $119,900
6. 2020-07-08
   soldstatus Sold
7. 2020-04-28
   status Pending
8. 2020-04-17
   listed $119,900 Active
9. 2020-04-17
   listed $119,900
10. 2012-05-03
    soldstatus $90,000
11. 2012-04-30
    soldstatus
12. 2011-10-29
    listed $92,500
13. 2011-10-29
    listed $92,500
14. 2011-09-21
    soldstatus
15. 2010-11-03
    listed $47,385
16. 2010-11-03
    listed $47,385
17. 2010-07-16
    listed $63,000
18. 2010-07-16
    listed $63,000
19. 2008-04-17
    soldstatus
20. 2008-04-15
    soldstatus
21. 2007-11-26
    listed $109,900
22. 2007-11-26
    listed $109,900

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 20% 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: $18,114
• − Mortgage interest: −$8,514
• − Property taxes: −$1,157
• − Insurance: −$2,262
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,422
• Taxable loss: −$1,139
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,599/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
• 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

+38.3% since first listed

22 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-05-05 Pending — GBRMLS
• 2026-02-05 Listed $152,000 GBRMLS
• 2026-02-05 Listed $152,000 AcadianaMLS
• 2020-07-09 Sold (Public Records) $119,900 Public Records
• 2020-07-08 Sold (MLS) — GBRMLS
• 2020-04-28 Pending — GBRMLS
• 2020-04-17 Listed $119,900 AcadianaMLS
• 2020-04-17 Listed $119,900 GBRMLS
• 2012-05-03 Sold (Public Records) $90,000 Public Records
• 2012-04-30 Sold (MLS) — GBRMLS
• 2011-10-29 Listed $92,500 AcadianaMLS
• 2011-10-29 Listed $92,500 GBRMLS
• 2011-09-21 Sold (MLS) — GBRMLS
• 2010-11-03 Listed $47,385 AcadianaMLS
• 2010-11-03 Listed $47,385 GBRMLS
• 2010-07-16 Listed $63,000 AcadianaMLS
• 2010-07-16 Listed $63,000 GBRMLS
• 2008-04-17 Sold (Public Records) — Public Records
• 2008-04-15 Sold (MLS) — GBRMLS
• 2007-11-26 Listed $109,900 AcadianaMLS
• 2007-11-26 Listed $109,900 GBRMLS

Property tax history

-0.4%/yr

Latest (2024): $1,157 · +16.2% YoY. Source: county tax records.