Decatur Plan · Denham Springs, LA 70706

$298,900

4 bd · 3.0 ba · 2,038 sqft · SingleFamily · 139 Days on market

Excellent condition

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore The Decatur - a spacious 4-bedroom new construction home for sale in Whispering Springs, a new home community in Denham Springs. 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 Denham Springs 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.

Key facts

• Gourmet kitchen
• Granite countertops
• Open-concept living

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT LIVING
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS KITCHEN ISLAND

🏗️ New construction. The $298,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,954.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (18.6% below list).
• Recommended offer: $243k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Denham Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 139 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,238 (18.6% 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 139 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $307,954
• List price: $298,900
• Delta: -2.94%
• 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
35444 Forest Manor Ave	0.21mi	4/2.0	2,051 (+1%)	2mo	$285,900	$139	84
35435 Forest Manor Ave	0.24mi	5/3.0 (+1)	2,022 (-1%)	2mo	$286,900	$142	81
35453 Forest Manor Ave	0.24mi	5/3.0 (+1)	2,022 (-1%)	2mo	$290,900	$144	81
35468 Forest Manor Ave	0.21mi	4/2.0	1,825 (-10%)	2mo	$276,900	$152	68
35471 Forest Manor Ave	0.24mi	4/2.0	1,825 (-10%)	0mo	$271,900	$149	68
35456 Forest Manor Ave	0.21mi	4/2.0	1,825 (-10%)	2mo	$272,900	$150	67
35477 Forest Manor Ave	0.24mi	4/2.0	1,825 (-10%)	1mo	$274,725	$151	66
35432 Forest Manor Ave	0.21mi	4/2.0	1,825 (-10%)	4mo	$268,900	$147	66
35441 Forest Manor Ave	0.24mi	4/2.0	1,825 (-10%)	3mo	$274,900	$151	65
35414 Forest Manor Ave	0.21mi	5/2.0 (+1)	1,856 (-9%)	4mo	$271,900	$146	63
35602 Grovemont Dr	0.62mi	4/2.0	2,087 (+2%)	2mo	$268,000	$128	61
35488 Grovemont Dr	0.69mi	4/2.0	1,836 (-10%)	1mo	$265,000	$144	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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-63,025
• Equity at exit: $45,917

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-71,677
• Equity at exit: $26,626

Cash invested: $86,227 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 24 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $259,450 ($139/sqft)
• Median days on market: 92 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +8.3% 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: 418
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$1,615
• Tax est. 1.5%: −$385 /mo · $4,619/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-207

Break-even live

Break-even rent $2,694

Max offer price $278,056

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-100	+0% $-207	+5% $-313	+10% $-419
Rent	-10% $-399	-5% $-303	+0% $-207	+5% $-111	+10% $-14
Rate	-1.0pp $-52	-0.5pp $-128	base $-207	+0.5pp $-286	+1.0pp $-368

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: $76,989
• Closing costs: $9,239
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35648 Avery Dr Denham Springs, LA	5.0	2.0	2077	$2,500	$1.20	68d	1	0.10mi
35517 Grovemont Dr Denham Springs, LA	4.0	2.0	1836	$1,950	$1.06	15d	1	0.67mi

Listing history 50 events

1. 2026-08-08
   days on market $298,900 Active 139 DOM
2. 2026-08-07
   days on market $298,900 Active 138 DOM
3. 2026-08-06
   days on market $298,900 Active 137 DOM
4. 2026-08-05
   days on market $298,900 Active 136 DOM
5. 2026-08-04
   days on market $298,900 Active 135 DOM
6. 2026-08-03
   days on market $298,900 Active 134 DOM
7. 2026-07-31
   days on market $298,900 Active 131 DOM
8. 2026-07-29
   days on market $298,900 Active 129 DOM
9. 2026-07-27
   days on market $298,900 Active 127 DOM
10. 2026-07-25
    days on market $298,900 Active 125 DOM
11. 2026-07-23
    days on market $298,900 Active 123 DOM
12. 2026-07-22
    days on market $298,900 Active 122 DOM
13. 2026-07-21
    days on market $298,900 Active 121 DOM
14. 2026-07-18
    days on market $298,900 Active 118 DOM
15. 2026-07-16
    days on market $298,900 Active 116 DOM
16. 2026-07-16
    days on market $298,900 Active 115 DOM
17. 2026-07-14
    days on market $298,900 Active 114 DOM
18. 2026-07-13
    days on market $298,900 Active 113 DOM
19. 2026-07-12
    days on market $298,900 Active 112 DOM
20. 2026-07-11
    days on market $298,900 Active 111 DOM
21. 2026-07-10
    days on market $298,900 Active 110 DOM
22. 2026-07-09
    days on market $298,900 Active 109 DOM
23. 2026-07-07
    days on market $298,900 Active 107 DOM
24. 2026-07-07
    days on market $298,900 Active 106 DOM
25. 2026-07-05
    days on market $298,900 Active 105 DOM
26. 2026-07-04
    days on market $298,900 Active 104 DOM
27. 2026-07-03
    days on market $298,900 Active 103 DOM
28. 2026-07-02
    days on market $298,900 Active 102 DOM
29. 2026-07-01
    days on market $298,900 Active 101 DOM
30. 2026-06-30
    days on market $298,900 Active 100 DOM
31. 2026-06-29
    days on market $298,900 Active 99 DOM
32. 2026-06-28
    days on market $298,900 Active 98 DOM
33. 2026-06-28
    days on market $298,900 Active 97 DOM
34. 2026-06-27
    days on market $298,900 Active 96 DOM
35. 2026-06-25
    days on market $298,900 Active 94 DOM
36. 2026-06-23
    days on market $298,900 Active 92 DOM
37. 2026-06-22
    days on market $298,900 Active 91 DOM
38. 2026-06-18
    days on market $298,900 Active 88 DOM
39. 2026-06-17
    days on market $298,900 Active 87 DOM
40. 2026-06-16
    days on market $298,900 Active 86 DOM
41. 2026-06-15
    days on market $298,900 Active 85 DOM
42. 2026-06-14
    days on market $298,900 Active 83 DOM
43. 2026-06-13
    days on market $298,900 Active 82 DOM
44. 2026-06-10
    days on market $298,900 Active 80 DOM
45. 2026-06-08
    days on market $298,900 Active 78 DOM
46. 2026-06-07
    days on market $298,900 Active 77 DOM
47. 2026-06-03
    days on market $298,900 Active 73 DOM
48. 2026-06-02
    days on market $298,900 Active 72 DOM
49. 2026-06-01
    days on market $298,900 Active 71 DOM
50. 2026-05-31
    days on market $298,900 Active 70 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: $29,189
• − Mortgage interest: −$17,250
• − Property taxes: −$4,619
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$8,959
• Taxable loss: −$7,850
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-596/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 95/100 None rehab

This new construction home in Whispering Springs, Denham Springs, is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout with 4 bedrooms and 2.5 baths, perfect for modern living. Updates to paint, landscaping, and kitchen appliances would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

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

Price history

1 event — show timeline

• 2026-03-22 Listed $298,900 Zillow