26229 Avoyelles Ave · Denham Springs, LA 70726

$249,900

3 bd · 2.0 ba · 1,863 sqft · SingleFamily · 24 Days on market

Built 2008 8,712 sqft lot $134/sqft · at area comps Est $245k · at est. $30/mo HOA · 2% of rent

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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 +12.3/30.0
• ARV discount +6.7/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculately maintained 3-bedroom, 2-bathroom home with a versatile bonus room, perfect for an office, playroom, or guest space, located in the desirable Livingston Trace subdivision. Wood and ceramic flooring run throughout the home -- no carpet. The open-concept living area features a corner gas fireplace. The kitchen offers abundant counter and storage space, plus a walk-in pantry. The primary suite includes double sinks, a large soaking tub, separate shower, and walk-in closet. A huge covered rear porch overlooks the fully fenced backyard. The roof and HVAC have both been recently replaced. The subdivision features a large pond and walking trails and is located just minutes from I-12 and Juban Rd. Flood Zone X.

Key facts

• Corner gas fireplace
• Versatile bonus room
• Walk-in pantry

Tags

• VERSATILE BONUS ROOM
• CORNER GAS FIREPLACE
• ABUNDANT COUNTER SPACE
• WALK-IN PANTRY
• HUGE COVERED REAR PORCH
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Located in the Livingston Trace subdivision
• HOA & community: Homeowners association with management; Annual association fee of $360 (approximately $30/month)

Exterior

• Parking: 2 parking spaces; Garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One story
• Construction: Vinyl siding and brick exterior; Slab foundation
• Exterior features: Covered patio/porch; Full privacy fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-47 ($-561/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.3% below list).
• Recommended offer: $199k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% 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); 985 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 30% of the median local income ($79k/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 $7k 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 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $100k; list at $250k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,174 (20.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $245,278
• List price: $249,900
• Delta: 1.88%
• 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
26270 Avoyelles Ave	0.08mi	3/2.0	1,829 (-2%)	5mo	$259,000	$142	89
26288 Avoyelles Ave	0.11mi	3/2.0	1,829 (-2%)	6mo	$259,999	$142	87
11078 Iberia Dr	0.25mi	3/2.0	1,829 (-2%)	1mo	$255,000	$139	84
11066 Iberia Dr	0.25mi	3/2.0	1,863 (0%)	12mo	$200,000	$107	78
11190 Caddo Dr	0.56mi	3/2.0	1,863 (0%)	6mo	$270,000	$145	69
26426 Avoyelles Ave	0.35mi	4/2.0 (+1)	1,998 (+7%)	2mo	$245,000	$123	65
26526 Acadia Ct	0.55mi	4/2.0 (+1)	1,998 (+7%)	1mo	$260,000	$130	57
26030 Big Ben Dr	0.75mi	3/2.0	1,908 (+2%)	11mo	$250,000	$131	52
26028 Wimbledon Ave	0.68mi	4/2.0 (+1)	1,940 (+4%)	11mo	$239,000	$123	47
26017 Big Ben Dr	0.71mi	4/2.0 (+1)	2,014 (+8%)	10mo	$244,000	$121	40
11388 Meadow View Dr	0.75mi	3/2.0	2,122 (+14%)	4mo	$265,000	$125	39
25265 Merchant Rd	0.73mi	3/2.0	1,650 (-11%)	11mo	$203,900	$124	37

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-41,833
• Equity at exit: $37,261

10-year hold

• IRR: -7.3%
• Equity multiple: 0.52×
• Total profit: $-33,409
• Equity at exit: $21,607

Cash invested: $69,972 (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: 985
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$104
• HOA: −$30
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-47

Break-even live

Break-even rent $2,051

Max offer price $241,636

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $24	+0% $-47	+5% $-118	+10% $-188
Rent	-10% $-204	-5% $-125	+0% $-47	+5% $32	+10% $111
Rate	-1.0pp $79	-0.5pp $17	base $-47	+0.5pp $-112	+1.0pp $-177

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	25d	1	1.19mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	16d	1	1.19mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	16d	1	1.19mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	20d	1	1.19mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	45d	1	1.19mi
10922 S Lakeside Dr Denham Springs, LA	3.0	2.0	1369	$1,750	$1.28	25d	1	1.21mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	45d	1	1.24mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	45d	1	1.27mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	22d	1	1.27mi
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	25d	1	1.28mi
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	45d	1	1.29mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-07
   statusdays on market $249,900 Pending 24 DOM
2. 2026-06-03
   days on market $249,900 Active 22 DOM
3. 2026-06-03
   price $249,900 Active 21 DOM
4. 2026-06-02
   days on market $257,900 Active 21 DOM

   Show marketing remark (724 chars)

   Immaculately maintained 3-bedroom, 2-bathroom home with a versatile bonus room, perfect for an office, playroom, or guest space, located in the desirable Livingston Trace subdivision. Wood and ceramic flooring run throughout the home -- no carpet. The open-concept living area features a corner gas fireplace. The kitchen offers abundant counter and storage space, plus a walk-in pantry. The primary suite includes double sinks, a large soaking tub, separate shower, and walk-in closet. A huge covered rear porch overlooks the fully fenced backyard. The roof and HVAC have both been recently replaced. The subdivision features a large pond and walking trails and is located just minutes from I-12 and Juban Rd. Flood Zone X.

5. 2026-06-01
   days on market $257,900 Active 20 DOM
6. 2026-05-31
   days on market $257,900 Active 19 DOM
7. 2026-05-31
   days on market $257,900 Active 18 DOM
8. 2026-05-12
   listed $258,500 Active 724-char remark

   Show marketing remark (724 chars)

   Immaculately maintained 3-bedroom, 2-bathroom home with a versatile bonus room, perfect for an office, playroom, or guest space, located in the desirable Livingston Trace subdivision. Wood and ceramic flooring run throughout the home -- no carpet. The open-concept living area features a corner gas fireplace. The kitchen offers abundant counter and storage space, plus a walk-in pantry. The primary suite includes double sinks, a large soaking tub, separate shower, and walk-in closet. A huge covered rear porch overlooks the fully fenced backyard. The roof and HVAC have both been recently replaced. The subdivision features a large pond and walking trails and is located just minutes from I-12 and Juban Rd. Flood Zone X.

9. 2026-05-12
   listed $258,500 Active 729-char remark

   Show marketing remark (724 chars)

   Immaculately maintained 3-bedroom, 2-bathroom home with a versatile bonus room, perfect for an office, playroom, or guest space, located in the desirable Livingston Trace subdivision. Wood and ceramic flooring run throughout the home -- no carpet. The open-concept living area features a corner gas fireplace. The kitchen offers abundant counter and storage space, plus a walk-in pantry. The primary suite includes double sinks, a large soaking tub, separate shower, and walk-in closet. A huge covered rear porch overlooks the fully fenced backyard. The roof and HVAC have both been recently replaced. The subdivision features a large pond and walking trails and is located just minutes from I-12 and Juban Rd. Flood Zone X.

10. 2013-09-20
    soldstatus $149,900

    Show marketing remark (200 chars)

    Fresh paint, new carpet, all kitchen appliances included in this spectular home with a formal living room and a private backyard. Close to the new Juban Exit and just one exit away from Bass Pro Shop!

11. 2013-09-20
    soldstatus

    Show marketing remark (200 chars)

    Fresh paint, new carpet, all kitchen appliances included in this spectular home with a formal living room and a private backyard. Close to the new Juban Exit and just one exit away from Bass Pro Shop!

12. 2013-05-02
    listed $149,900

    Show marketing remark (200 chars)

    Fresh paint, new carpet, all kitchen appliances included in this spectular home with a formal living room and a private backyard. Close to the new Juban Exit and just one exit away from Bass Pro Shop!

13. 2013-05-02
    listed $149,900

    Show marketing remark (200 chars)

    Fresh paint, new carpet, all kitchen appliances included in this spectular home with a formal living room and a private backyard. Close to the new Juban Exit and just one exit away from Bass Pro Shop!

14. 2013-05-02
    listed $149,900

    Show marketing remark (200 chars)

    Fresh paint, new carpet, all kitchen appliances included in this spectular home with a formal living room and a private backyard. Close to the new Juban Exit and just one exit away from Bass Pro Shop!

15. 2013-05-02
    listed $149,900

    Show marketing remark (200 chars)

    Fresh paint, new carpet, all kitchen appliances included in this spectular home with a formal living room and a private backyard. Close to the new Juban Exit and just one exit away from Bass Pro Shop!

16. 2013-04-26
    soldstatus $100,000

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,901
• − Mortgage interest: −$13,998
• − Property taxes: −$2,108
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$360
• − Depreciation: −$7,270
• Taxable loss: −$4,908
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $617/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

+149.9% since first listed

15 events — show timeline

• 2026-06-05 Pending — AcadianaMLS
• 2026-06-05 Pending — GBRMLS
• 2026-06-02 Price Changed $249,900 GBRMLS
• 2026-06-02 Price Changed $249,900 AcadianaMLS
• 2026-05-26 Price Changed $257,900 AcadianaMLS
• 2026-05-26 Price Changed $257,900 GBRMLS
• 2026-05-12 Listed $258,500 GBRMLS
• 2026-05-12 Listed $258,500 AcadianaMLS
• 2013-09-20 Sold (MLS) — GBRMLS
• 2013-09-20 Sold (MLS) — GSREIN
• 2013-05-02 Listed $149,900 AcadianaMLS
• 2013-05-02 Listed $149,900 GBRMLS
• 2013-05-02 Listed $149,900 AcadianaMLS
• 2013-05-02 Listed $149,900 GSREIN
• 2013-04-26 Sold (Public Records) $100,000 Public Records

Property tax history

+0.4%/yr

Latest (2024): $2,108 · +4.2% YoY. Source: county tax records.