24516 Larry Dr · Denham Springs, LA 70726

$85,000

2 bd · 2.0 ba · 1,927 sqft · SingleFamily · 87 Days on market

Built 1975 Fair condition 0.66 ac lot $44/sqft · 65% below area ↓ 50% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Walker! This charming 2-bedroom home offers great potential for anyone looking to expand their investment portfolio or purchase an affordable property with income-producing possibilities. Conveniently located with easy access to local shopping, dining, and schools, this property could make an excellent rental or starter home. Inside, you'll find a functional layout with comfortable living spaces and plenty of opportunity to make it your own. Whether you're a seasoned investor or just getting started, this property offers strong potential, with estimated rental income ranging from $1,200 to $1,400 per month. Don't miss the chance to add this promising property to your portfolio. Schedule your private showing today!

Key facts

• 0.66 acre lot
• Built 1975
• Listed 86 days

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$240,013) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: Rents rising (+3.8%/yr); 1258 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 2.13% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.53%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $240,013
• List price: $85,000
• Delta: -64.59%
• 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
24371 Walker South Rd	0.35mi	3/2.5 (+1)	1,803 (-6%)	3mo	$330,000	$183	64
23510 Ryder Dr	0.85mi	3/2.0 (+1)	1,782 (-8%)	2mo	$247,035	$139	46
23472 Mango Dr	0.99mi	3/2.0 (+1)	1,825 (-5%)	11mo	$269,900	$148	42
23369 Mango Dr	0.98mi	3/2.0 (+1)	1,689 (-12%)	1mo	$229,900	$136	38
23528 Ryder Dr	0.90mi	3/2.0 (+1)	1,578 (-18%)	2mo	$237,150	$150	34
23288 Conifer Dr	1.04mi	3/2.0 (+1)	1,557 (-19%)	2mo	$220,000	$141	33
23419 Ruger Dr	1.11mi	3/2.0 (+1)	1,551 (-20%)	4mo	$234,900	$151	32
23436 Encore Dr	1.11mi	3/2.0 (+1)	1,649 (-14%)	5mo	$245,000	$149	32
23478 Encore Dr	1.05mi	3/2.0 (+1)	1,617 (-16%)	9mo	$220,000	$136	28
14212 Stones Throw Ct	0.86mi	3/2.0 (+1)	1,547 (-20%)	11mo	$235,000	$152	26
23564 Conifer Dr	0.89mi	3/2.0 (+1)	1,659 (-14%)	13mo	$234,655	$141	26
23606 Conifer Dr	0.96mi	3/2.0 (+1)	1,607 (-17%)	13mo	$232,260	$145	24

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: 40.2%
• Equity multiple: 2.74×
• Total profit: $41,503
• Equity at exit: $12,674

10-year hold

• IRR: 46.9%
• Equity multiple: 5.70×
• Total profit: $111,795
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 14 under contract
• Months of supply: 1.8 mo (56%/mo absorbed)
• Median asking: $254,900 ($148/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -15.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70726

• Rents YoY: 3.8%
• Active inventory: 1258
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $844

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

Sensitivity live

Price	-10% $902	-5% $873	+0% $844	+5% $814	+10% $785
Rent	-10% $700	-5% $772	+0% $844	+5% $915	+10% $987
Rate	-1.0pp $886	-0.5pp $865	base $844	+0.5pp $822	+1.0pp $799

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23248 Cinder Dr Denham Springs, LA	3.0	2.0	1451	$1,986	$1.37	16d	1	1.19mi
13783 Fig Dr Denham Springs, LA	3.0	2.0	1613	$1,900	$1.18	72d	1	1.34mi
13739 Pinyon Dr Denham Springs, LA	3.0	2.0	1618	$2,086	$1.29	16d	1	1.49mi

Property features AI

Finance

• Other: Located in the West Colyell Acres subdivision

Exterior

• Parking: Open parking
• Utilities: Public water
• Home design: Single-family detached homeSingle story
• Construction: Wood sidingFrame construction
• Exterior features: PorchLevel topography

Interior

• Kitchen: OvenRangeElectric cooktopDishwasherDouble ovenRange hood
• Flooring: TileCeramic tileLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: OvenRangeElectric cooktopDishwasherDouble ovenRange hood
• Laundry & utility: Washer hookup insideElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 87 DOM
2. 2026-08-07
   days on market $85,000 Active 86 DOM
3. 2026-08-06
   days on market $85,000 Active 85 DOM
4. 2026-08-05
   days on market $85,000 Active 84 DOM
5. 2026-08-04
   days on market $85,000 Active 83 DOM
6. 2026-08-03
   days on market $85,000 Active 82 DOM
7. 2026-07-31
   days on market $85,000 Active 79 DOM
8. 2026-07-29
   days on market $85,000 Active 77 DOM
9. 2026-07-27
   days on market $85,000 Active 75 DOM
10. 2026-07-25
    days on market $85,000 Active 73 DOM
11. 2026-07-23
    days on market $85,000 Active 71 DOM
12. 2026-07-22
    days on market $85,000 Active 70 DOM
13. 2026-07-21
    days on market $85,000 Active 69 DOM
14. 2026-07-18
    days on market $85,000 Active 66 DOM
15. 2026-07-16
    days on market $85,000 Active 64 DOM
16. 2026-07-16
    days on market $85,000 Active 63 DOM
17. 2026-07-14
    days on market $85,000 Active 62 DOM
18. 2026-07-13
    days on market $85,000 Active 61 DOM
19. 2026-07-12
    days on market $85,000 Active 60 DOM
20. 2026-07-11
    days on market $85,000 Active 59 DOM
21. 2026-07-10
    days on market $85,000 Active 58 DOM
22. 2026-07-09
    days on market $85,000 Active 57 DOM
23. 2026-07-07
    days on market $85,000 Active 55 DOM
24. 2026-07-06
    days on market $85,000 Active 54 DOM
25. 2026-07-05
    days on market $85,000 Active 53 DOM
26. 2026-07-04
    days on market $85,000 Active 52 DOM
27. 2026-07-03
    days on market $85,000 Active 51 DOM
28. 2026-07-02
    days on market $85,000 Active 50 DOM
29. 2026-07-01
    days on market $85,000 Active 49 DOM
30. 2026-06-30
    days on market $85,000 Active 48 DOM
31. 2026-06-29
    days on market $85,000 Active 47 DOM
32. 2026-06-28
    days on market $85,000 Active 46 DOM
33. 2026-06-28
    days on market $85,000 Active 45 DOM
34. 2026-06-27
    days on market $85,000 Active 44 DOM
35. 2026-06-25
    days on market $85,000 Active 42 DOM
36. 2026-06-23
    days on market $85,000 Active 40 DOM
37. 2026-06-22
    pricedays on market $85,000 Active 39 DOM
38. 2026-06-18
    days on market $99,000 Active 36 DOM
39. 2026-06-17
    days on market $99,000 Active 35 DOM
40. 2026-06-16
    days on market $99,000 Active 34 DOM
41. 2026-06-15
    days on market $99,000 Active 33 DOM
42. 2026-06-14
    days on market $99,000 Active 31 DOM
43. 2026-06-13
    days on market $99,000 Active 30 DOM
44. 2026-06-10
    days on market $99,000 Active 28 DOM
45. 2026-06-09
    days on market $99,000 Active 27 DOM
46. 2026-06-08
    days on market $99,000 Active 26 DOM
47. 2026-06-07
    days on market $99,000 Active 25 DOM
48. 2026-06-03
    days on market $99,000 Active 21 DOM
49. 2026-06-02
    days on market $99,000 Active 20 DOM
50. 2026-06-01
    days on market $99,000 Active 19 DOM

ⓘ 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: $21,736
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$2,473
• Taxable income: $9,324
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $7,885/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $48,175–$86,715 screening

This property offers a solid investment opportunity with moderate rehab needs. A fresh coat of paint, landscaping, and flooring updates can significantly enhance its value.

Repairs flagged

• Major Overgrown vegetation — Needs trimming and landscaping
• Minor Paint chipping — Can be touched up with a fresh coat

Value-add opportunities

• Both Paint fresh coat — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and property value ↑
• Both Replace worn flooring — Freshens up the interior and adds value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Parish · 158,511 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: 15% 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 (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%

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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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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: Located in the West Colyell Acres subdivision

Exterior

• Parking: Open parking
• Utilities: Public water
• Home design: Single-family detached homeSingle story
• Construction: Wood sidingFrame construction
• Exterior features: PorchLevel topography

Interior

• Kitchen: OvenRangeElectric cooktopDishwasherDouble ovenRange hood
• Flooring: TileCeramic tileLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: OvenRangeElectric cooktopDishwasherDouble ovenRange hood
• Laundry & utility: Washer hookup insideElectric dryer hookup

Price history

-50.5% since first listed

5 events — show timeline

• 2026-05-13 Listed $99,000 GBRMLS
• 2026-05-13 Listed $99,000 AcadianaMLS
• 2016-10-01 Delisted — GBRMLS
• 2016-04-06 Listed $200,000 GBRMLS
• 2016-03-31 Listed $200,000 AcadianaMLS