Carlton IV A Plan · Denham Springs, LA 70726

$244,990

3 bd · 2.0 ba · 1,538 sqft · SingleFamily · 208 Days on market

Good condition

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the Carlton IV A floor plan by DSLD Homes, a beautifully crafted, energy-efficient home that combines style, functionality, and value. With 1,538 square feet of living space and a total area of 2,082 square feet, this thoughtfully designed layout provides the perfect balance of comfort and efficiency for today's modern lifestyle. Ideal for families or anyone seeking spacious, open-concept living, the Carlton IV A offers three generously sized bedrooms and two full bathrooms, including a luxurious master suite. The master bedroom is your personal retreat, featuring a double vanity, a large walk-in closet, a relaxing garden tub, and a separate shower, all designed to bring a spa-like experience to your daily routine. Built with quality and curb appeal in mind, this home boasts a durable and attractive brick, stucco, and siding exterior, giving it a timeless yet modern look. Inside, you'll love the bright and open living areas, enhanced by canned lighting in the kitchen, making it ideal for both entertaining and everyday living. The open floor plan flows seamlessly from the kitchen into the dining and living spaces, creating a sense of openness and connection throughout the home. Whether you're hosting guests or enjoying a quiet night in, the Carlton IV A adapts effortlessly to your needs.

Key facts

• Master suite
• Open concept living
• Covered rear patio

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT LIVING
• MASTER SUITE
• WALK IN CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $244,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,848.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (20.7% below list).
• Recommended offer: $194k (20.7% 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: Rents rising (+3.8%/yr); 1598 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 208 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,324 (20.7% 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 208 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.33%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $270,848
• List price: $244,990
• Delta: -9.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14288 Impala Run Ct	0.17mi	3/2.0	1,659 (+8%)	1mo	$254,000	$153	78
12319 Preakness Dr	0.35mi	3/2.0	1,588 (+3%)	1mo	$259,900	$164	77
23212 Waterbuck Lake Ct	0.25mi	3/2.0	1,629 (+6%)	2mo	$255,944	$157	77
12301 Preakness Dr	0.35mi	3/2.0	1,588 (+3%)	2mo	$259,900	$164	76
22796 Lafourche Ln	0.52mi	3/2.0	1,510 (-2%)	1mo	$215,000	$142	72
14248 War Admiral Ave	0.47mi	4/2.0 (+1)	1,581 (+3%)	1mo	$242,900	$154	68
23293 Cinder Dr	0.63mi	3/2.0	1,602 (+4%)	1mo	$239,000	$149	63
14236 War Admiral Ave	0.48mi	3/2.0	1,392 (-10%)	1mo	$232,900	$167	61
23529 Ryder Dr	0.70mi	4/2.0 (+1)	1,532 (-0%)	2mo	$232,060	$151	60
14224 War Admiral Ave	0.49mi	3/2.0	1,392 (-10%)	2mo	$234,500	$168	59
13379 Benelli Dr	0.59mi	3/2.0	1,394 (-9%)	2mo	$225,000	$161	55
23165 Berry View Dr	0.64mi	3/2.0	1,718 (+12%)	2mo	$256,000	$149	49

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-63,662
• Equity at exit: $40,384

10-year hold

• IRR: -17.7%
• Equity multiple: -0.00×
• Total profit: $-76,094
• Equity at exit: $23,418

Cash invested: $75,837 (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: 66 active · 72 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $249,990 ($154/sqft)
• Median days on market: 82 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +14.3% above 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: 1598
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,420
• Tax est. 1.5%: −$339 /mo · $4,063/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-337

Break-even live

Break-even rent $2,369

Max offer price $222,140

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-243	+0% $-337	+5% $-430	+10% $-524
Rent	-10% $-490	-5% $-413	+0% $-337	+5% $-260	+10% $-183
Rate	-1.0pp $-200	-0.5pp $-268	base $-337	+0.5pp $-407	+1.0pp $-478

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: $67,712
• Closing costs: $8,125
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$2,100	$1.11	184d	1	0.15mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$1,850	$0.98	164d	1	0.15mi
23340 Ruger Dr Denham Springs, LA	4.0	2.0	1826	$1,800	$0.99	164d	1	0.46mi
14255 War Admiral Ave Dennis Mills, LA	4.0	2.0	1506	$1,945	$1.29	10d	1	0.47mi
14237 War Admiral Ave Dennis Mills, LA	3.0	2.0	1276	$1,795	$1.41	14d	1	0.47mi
14237 War Admiral Ave Dennis Mills, LA	3.0	2.0	1276	$1,795	$1.41	10d	1	0.47mi
14237 War Admiral Ave Dennis Mills, LA	3.0	2.0	1276	$1,836	$1.44	29d	1	0.47mi
23248 Cinder Dr Denham Springs, LA	3.0	2.0	1451	$1,986	$1.37	107d	1	0.62mi
11889 Wildebeest Ridge Dr Denham Springs, LA	4.0	2.0	1858	$2,200	$1.18	10d	1	0.64mi
13638 Cantebury Ave Denham Springs, LA	3.0	2.0	1637	$1,900	$1.16	10d	1	0.80mi
13783 Fig Dr Denham Springs, LA	3.0	2.0	1613	$1,900	$1.18	164d	1	0.85mi
22846 Balsam Dr Denham Springs, LA	4.0	3.0	2048	$2,300	$1.12	14d	1	0.97mi
22846 Balsam Dr Denham Springs, LA	4.0	3.0	2048	$2,300	$1.12	10d	1	0.97mi
22846 Balsam Dr Denham Springs, LA	4.0	3.0	2048	$2,300	$1.12	1d	1	0.97mi
22871 Balsam Dr Denham Springs, LA	4.0	2.0	1814	$1,975	$1.09	164d	1	0.98mi
13739 Pinyon Dr Denham Springs, LA	3.0	2.0	1618	$2,086	$1.29	107d	1	1.00mi
22838 Monterey Ave Dennis Mills, LA	4.0	2.0	1601	$1,945	$1.21	10d	1	1.02mi
22857 Monterey Ave Dennis Mills, LA	3.0	2.0	1618	$2,086	$1.29	107d	1	1.02mi
22868 Monterey Ave Dennis Mills, LA	4.0	2.0	1950	$2,125	$1.09	0d	1	1.02mi
23295 Mango Dr Denham Springs, LA	4.0	2.0	1939	$2,100	$1.08	107d	1	1.02mi
22862 Monterey Ave Dennis Mills, LA	3.0	2.0	1618	$1,875	$1.16	184d	1	1.04mi
13769 Pinyon Dr Dennis Mills, LA	3.0	2.0	1618	$2,066	$1.28	41d	1	1.06mi
13784 Pinyon Dr Dennis Mills, LA	3.0	2.0	1618	$1,995	$1.23	14d	1	1.06mi
13784 Pinyon Dr Dennis Mills, LA	3.0	2.0	1618	$2,086	$1.29	41d	1	1.06mi
13784 Pinyon Dr Dennis Mills, LA	3.0	2.0	1618	$1,995	$1.23	10d	1	1.06mi
13730 Willowmore Dr Dennis Mills, LA	4.0	2.0	1950	$2,125	$1.09	14d	1	1.10mi
13730 Willowmore Dr Dennis Mills, LA	4.0	2.0	1950	$2,125	$1.09	10d	1	1.10mi
13772 Willowmore Dr Dennis Mills, LA	3.0	2.0	1618	$1,995	$1.23	0d	1	1.10mi
13784 Willowmore Dr Dennis Mills, LA	3.0	2.0	1600	$2,036	$1.27	50d	1	1.10mi
13784 Willowmore Dr Dennis Mills, LA	3.0	2.0	1600	$1,945	$1.22	10d	1	1.10mi
13772 Willowmore Dr Dennis Mills, LA	3.0	2.0	1618	$2,045	$1.26	107d	1	1.10mi
13772 Willowmore Dr Dennis Mills, LA	3.0	2.0	1618	$2,045	$1.26	10d	1	1.10mi
13784 Willowmore Dr Dennis Mills, LA	3.0	2.0	1600	$1,945	$1.22	14d	1	1.10mi
13724 Willowmore DR Denham Springs, LA	4.0	2.0	1814	$2,095	$1.15	31d	1	1.26mi
23161 Wilton Dr Denham Springs, LA	4.0	2.0	1875	$2,195	$1.17	14d	1	1.29mi
23161 Wilton Dr Denham Springs, LA	4.0	2.0	1875	$2,195	$1.17	10d	1	1.29mi
23161 Wilton Dr Denham Springs, LA	4.0	2.0	1875	$2,195	$1.17	6d	1	1.29mi
13419 Hammack Rd Unit A Denham Springs, LA	2.0	2.0	1375	$1,350	$0.98	164d	1	1.33mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	155d	1	1.36mi
13963 Barrington Ave Walker, LA	3.0	2.0	1618	$2,045	$1.26	10d	1	1.37mi

Listing history 50 events

1. 2026-11-08
   days on market $244,990 Active 208 DOM
2. 2026-11-07
   days on market $244,990 Active 207 DOM
3. 2026-11-06
   days on market $244,990 Active 206 DOM
4. 2026-11-05
   days on market $244,990 Active 205 DOM
5. 2026-11-04
   days on market $244,990 Active 204 DOM
6. 2026-11-02
   days on market $244,990 Active 202 DOM
7. 2026-11-01
   days on market $244,990 Active 201 DOM
8. 2026-10-31
   days on market $244,990 Active 200 DOM
9. 2026-10-30
   days on market $244,990 Active 199 DOM
10. 2026-10-29
    days on market $244,990 Active 198 DOM
11. 2026-10-28
    days on market $244,990 Active 197 DOM
12. 2026-10-27
    days on market $244,990 Active 196 DOM
13. 2026-10-26
    days on market $244,990 Active 195 DOM
14. 2026-10-26
    days on market $244,990 Active 194 DOM
15. 2026-10-23
    days on market $244,990 Active 192 DOM
16. 2026-10-22
    days on market $244,990 Active 191 DOM
17. 2026-10-21
    days on market $244,990 Active 190 DOM
18. 2026-10-20
    days on market $244,990 Active 189 DOM
19. 2026-10-19
    days on market $244,990 Active 188 DOM
20. 2026-10-18
    days on market $244,990 Active 187 DOM
21. 2026-10-17
    days on market $244,990 Active 186 DOM
22. 2026-10-16
    days on market $244,990 Active 185 DOM
23. 2026-09-27
    days on market $244,990 Active 184 DOM
24. 2026-09-25
    days on market $244,990 Active 182 DOM
25. 2026-09-24
    days on market $244,990 Active 181 DOM
26. 2026-09-23
    days on market $244,990 Active 180 DOM
27. 2026-09-22
    days on market $244,990 Active 179 DOM
28. 2026-09-21
    days on market $244,990 Active 178 DOM
29. 2026-09-20
    days on market $244,990 Active 177 DOM
30. 2026-09-19
    days on market $244,990 Active 176 DOM
31. 2026-09-18
    days on market $244,990 Active 175 DOM
32. 2026-09-17
    days on market $244,990 Active 174 DOM
33. 2026-09-16
    days on market $244,990 Active 173 DOM
34. 2026-09-15
    days on market $244,990 Active 172 DOM
35. 2026-09-14
    days on market $244,990 Active 171 DOM
36. 2026-09-13
    days on market $244,990 Active 170 DOM
37. 2026-09-12
    days on market $244,990 Active 169 DOM
38. 2026-09-11
    days on market $244,990 Active 168 DOM
39. 2026-09-05
    days on market $244,990 Active 162 DOM
40. 2026-09-04
    days on market $244,990 Active 161 DOM
41. 2026-09-03
    days on market $244,990 Active 160 DOM
42. 2026-08-31
    days on market $244,990 Active 157 DOM
43. 2026-08-30
    days on market $244,990 Active 156 DOM
44. 2026-08-29
    days on market $244,990 Active 155 DOM
45. 2026-08-28
    days on market $244,990 Active 154 DOM
46. 2026-08-27
    days on market $244,990 Active 153 DOM
47. 2026-08-25
    days on market $244,990 Active 151 DOM
48. 2026-08-24
    days on market $244,990 Active 150 DOM
49. 2026-08-23
    days on market $244,990 Active 149 DOM
50. 2026-08-22
    days on market $244,990 Active 148 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: $23,319
• − Mortgage interest: −$15,172
• − Property taxes: −$4,063
• − Insurance: −$1,354
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$7,879
• Taxable loss: −$8,880
• Est. tax savings @ 24.0%: +$2,131
• After-tax cash flow: $-1,908/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $7,690–$23,070 screening

The Carlton IV A home is in good condition with a well-maintained exterior and interior. A fresh coat of paint on the exterior shutters and interior walls can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Paint interior walls — Fresh paint can make the interior look more inviting and can increase both resale and rental 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.

F Composite school gradezoned avg 46/100

Zoned Schools

High Walker High School D- LA #55/265 Nat'l #6,744/17,239

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%
• 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

Price history

1 event — show timeline

• 2026-03-28 Listed $244,990 Zillow