35608 Grovemont Dr · Denham Springs, LA 70706

$249,995

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 138 Days on market

Built 2022 Good condition 6,969 sqft lot Garage $120/sqft · 13% below area Est $287k · 13% under $25/mo HOA · 1% of rent ↓ 6% since listing

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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).

• ARV discount +13.4/15.0
• Cash flow +11.4/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom, 2 bath home in Watson situated on a desirable lake lot! This home features an open and spacious floor plan with painted white brick accents that give it a bright, modern feel throughout. The kitchen is truly the heart of the home with granite countertops, stainless steel appliances, a massive center island, and an abundance of cabinet space perfect for storage and entertaining. The fully fenced backyard offers plenty of room to enjoy outdoor living while taking in peaceful lake views. With its functional layout, stylish finishes, and inviting design, this home offers the perfect blend of comfort and convenience.

Key facts

• Open floor plan
• Lake lot
• Granite countertops

Tags

• LAKE LOT
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MASSIVE CENTER ISLAND
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% 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: 467 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $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 138 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $203,898 (18.4% 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 138 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (median comp): $287,426
• List price: $249,995
• Delta: -13.02%
• 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
35602 Grovemont Dr	0.01mi	4/2.0	2,087 (+0%)	3mo	$268,000	$128	96
13230 Fowler Dr	0.23mi	4/3.0	2,071 (-0%)	0mo	$214,900	$104	85
12721 Fowler Dr	0.61mi	4/2.0	2,079 (0%)	0mo	$256,000	$123	72
35444 Forest Manor Ave	0.52mi	4/2.0	2,051 (-1%)	3mo	$285,900	$139	71
35488 Grovemont Dr	0.21mi	4/2.0	1,836 (-12%)	2mo	$265,000	$144	69
35435 Forest Manor Ave	0.52mi	5/3.0 (+1)	2,022 (-3%)	4mo	$286,900	$142	59
35453 Forest Manor Ave	0.52mi	5/3.0 (+1)	2,022 (-3%)	4mo	$290,900	$144	59
35471 Forest Manor Ave	0.52mi	4/2.0	1,825 (-12%)	2mo	$271,900	$149	54
35468 Forest Manor Ave	0.52mi	4/2.0	1,825 (-12%)	3mo	$276,900	$152	53
35477 Forest Manor Ave	0.52mi	4/2.0	1,825 (-12%)	3mo	$274,725	$151	53
35456 Forest Manor Ave	0.52mi	4/2.0	1,825 (-12%)	4mo	$272,900	$150	52
12895 Bay Leaf Dr	0.58mi	4/2.0	1,825 (-12%)	3mo	$269,900	$148	50

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-45,910
• Equity at exit: $37,275

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-46,901
• Equity at exit: $21,615

Cash invested: $69,999 (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: 31 active · 26 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $270,000 ($141/sqft)
• Median days on market: 98 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -1.7% 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: 467
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$104
• HOA: −$25
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-85

Break-even live

Break-even rent $2,147

Max offer price $234,985

Occupancy floor 99%

Sensitivity live

Price	-10% $57	-5% $-14	+0% $-85	+5% $-156	+10% $-226
Rent	-10% $-246	-5% $-166	+0% $-85	+5% $-4	+10% $76
Rate	-1.0pp $41	-0.5pp $-21	base $-85	+0.5pp $-150	+1.0pp $-216

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: $62,499
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35603 Grovemont Dr Denham Springs, LA	4.0	2.0	1722	$1,775	$1.03	0d	1	0.04mi
35572 Grovemont Dr Walker, LA	4.0	2.0	1829	$2,300	$1.26	6d	1	0.09mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	62d	1	0.18mi
35434 Grovemont Dr Denham Springs, LA	4.0	2.0	1819	$1,950	$1.07	0d	1	0.32mi
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	114d	1	0.54mi
12600 Woodland Hill Dr Denham Springs, LA	4.0	2.0	2030	$1,950	$0.96	0d	1	0.64mi
35657 Woodland Ridge Dr Denham Springs, LA	3.0	2.0	1629	$1,900	$1.17	0d	1	0.72mi

Property features AI

Finance

• Other: Subdivision: Whispering SpringsDirections available
• HOA & community: Homeowners association with annual fee (~$300, about $25/month)Community poolCommunity playgroundAssociation management

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable connected
• Home design: Single family detached residenceResidential propertyModel: Kingston A
• Construction: Built by D.R. Horton, Inc. - Gulf CoastVinyl siding, frame, and brick constructionSlab foundationShingle roofHome warranty included
• Exterior features: Lakefront waterfrontWaterfront lotCovered patio/porch

Interior

• Kitchen: RangeOvenDishwasherDisposalMicrowave
• Flooring: TileCarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: High ceilingsCovered patio/porch
• Laundry & utility: Washer hookup insideElectric dryer hookup inside

Listing history 50 events

1. 2026-09-23
   days on market $249,995 Active 138 DOM
2. 2026-09-22
   days on market $249,995 Active 137 DOM
3. 2026-09-21
   days on market $249,995 Active 136 DOM
4. 2026-09-20
   days on market $249,995 Active 135 DOM
5. 2026-09-19
   days on market $249,995 Active 134 DOM
6. 2026-09-18
   days on market $249,995 Active 133 DOM
7. 2026-09-17
   pricedays on market $249,995 Active 132 DOM
8. 2026-09-16
   days on market $249,999 Active 131 DOM
9. 2026-09-15
   days on market $249,999 Active 130 DOM
10. 2026-09-14
    days on market $249,999 Active 129 DOM
11. 2026-09-13
    days on market $249,999 Active 128 DOM
12. 2026-09-12
    days on market $249,999 Active 127 DOM
13. 2026-09-11
    days on market $249,999 Active 126 DOM
14. 2026-09-05
    days on market $249,999 Active 120 DOM
15. 2026-09-04
    days on market $249,999 Active 119 DOM
16. 2026-09-03
    days on market $249,999 Active 118 DOM
17. 2026-08-31
    days on market $249,999 Active 115 DOM
18. 2026-08-30
    days on market $249,999 Active 114 DOM
19. 2026-08-29
    days on market $249,999 Active 113 DOM
20. 2026-08-28
    days on market $249,999 Active 112 DOM
21. 2026-08-27
    days on market $249,999 Active 111 DOM
22. 2026-08-25
    days on market $249,999 Active 109 DOM
23. 2026-08-24
    days on market $249,999 Active 108 DOM
24. 2026-08-23
    days on market $249,999 Active 107 DOM
25. 2026-08-22
    days on market $249,999 Active 106 DOM
26. 2026-08-21
    days on market $249,999 Active 105 DOM
27. 2026-08-20
    days on market $249,999 Active 104 DOM
28. 2026-08-19
    days on market $249,999 Active 103 DOM
29. 2026-08-18
    days on market $249,999 Active 102 DOM
30. 2026-08-17
    days on market $249,999 Active 101 DOM
31. 2026-08-16
    days on market $249,999 Active 100 DOM
32. 2026-08-15
    days on market $249,999 Active 99 DOM
33. 2026-08-15
    days on market $249,999 Active 98 DOM
34. 2026-08-13
    days on market $249,999 Active 97 DOM
35. 2026-08-11
    days on market $249,999 Active 95 DOM
36. 2026-08-10
    days on market $249,999 Active 94 DOM
37. 2026-08-09
    days on market $249,999 Active 93 DOM
38. 2026-08-08
    days on market $249,999 Active 92 DOM
39. 2026-08-07
    days on market $249,999 Active 91 DOM
40. 2026-08-06
    days on market $249,999 Active 90 DOM
41. 2026-08-05
    days on market $249,999 Active 89 DOM
42. 2026-08-04
    days on market $249,999 Active 88 DOM
43. 2026-08-03
    days on market $249,999 Active 87 DOM
44. 2026-07-31
    days on market $249,999 Active 84 DOM
45. 2026-07-30
    price $249,999 Active 82 DOM
46. 2026-07-29
    days on market $260,000 Active 82 DOM
47. 2026-07-27
    days on market $260,000 Active 80 DOM
48. 2026-07-25
    days on market $260,000 Active 78 DOM
49. 2026-07-23
    days on market $260,000 Active 76 DOM
50. 2026-07-22
    days on market $260,000 Active 75 DOM

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,468
• − Mortgage interest: −$14,004
• − Property taxes: −$3,067
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$300
• − Depreciation: −$7,273
• Taxable loss: −$5,340
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $262/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 Cosmetic rehab Est. rehab $10,395–$31,185 screening

This well-maintained, move-in-ready home features an open floor plan with granite countertops and stainless steel appliances. The exterior is in good condition, and the interior is painted white brick, giving it a bright, modern feel. The property offers a fully fenced backyard with lake views, making it ideal for outdoor living and entertaining.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install new flooring in kitchen — Modernizes space and increases value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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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%

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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

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Subdivision: Whispering SpringsDirections available
• HOA & community: Homeowners association with annual fee (~$300, about $25/month)Community poolCommunity playgroundAssociation management

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable connected
• Home design: Single family detached residenceResidential propertyModel: Kingston A
• Construction: Built by D.R. Horton, Inc. - Gulf CoastVinyl siding, frame, and brick constructionSlab foundationShingle roofHome warranty included
• Exterior features: Lakefront waterfrontWaterfront lotCovered patio/porch

Interior

• Kitchen: RangeOvenDishwasherDisposalMicrowave
• Flooring: TileCarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: High ceilingsCovered patio/porch
• Laundry & utility: Washer hookup insideElectric dryer hookup inside

Price history

-5.9% since first listed

14 events — show timeline

• 2026-06-10 Price Changed $260,000 AcadianaMLS
• 2026-06-10 Price Changed $260,000 GBRMLS
• 2026-05-08 Listed $265,000 GBRMLS
• 2026-05-08 Listed $265,000 AcadianaMLS
• 2025-06-17 Price Changed $274,000 AcadianaMLS
• 2025-06-17 Price Changed $274,000 GBRMLS
• 2025-04-02 Listed $275,000 GBRMLS
• 2025-04-02 Listed $275,000 AcadianaMLS
• 2023-04-26 Sold (MLS) — GBRMLS
• 2023-03-20 Pending — GBRMLS
• 2023-03-20 Relisted — GBRMLS
• 2023-03-09 Pending — GBRMLS
• 2023-02-23 Listed $276,425 AcadianaMLS
• 2023-02-23 Listed $276,425 GBRMLS

Property tax history

+137.9%/yr

Latest (2024): $3,067 · +469.8% YoY. Source: county tax records.