28427 Middlebrook Way · Denham Springs, LA 70726

$250,000

4 bd · 2.0 ba · 1,465 sqft · Condo · 25 Days on market

Built 2023 $27/mo HOA · 1% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Middlebrook Place Subdivison conveniently located on Floridan Blvd near Juban. This nearly new 4 bedroom 2 bath homes is located on the pond, so you don't back up to other homes. Upgrades for this home include quartz countertops, framed mirrors for all bathrooms. The master suite features a garden tub, separate shower, and walk-in closet. Additional amenities include recessed can lighting, an undermount kitchen sink, ceiling fans in the living room and master bedroom, luxury vinyl flooring, Honeywell Smart Connect WiFi thermostat, post tension slab, landscaping, architectural 30-year shingles, and low E tilt-in windows.

Key facts

• 6,751 sq ft lot
• Garage
• Built 2023

Property features AI

Finance

• Other: Located in the Middlebrook Place subdivision
• HOA & community: Homeowners association with annual management fee of $320 (about $26.67/month)

Exterior

• Parking: Attached garage with concrete driveway and garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; One story; Model: Biltmore II G; Built by Dsld, LLC
• Construction: Vinyl siding, frame and brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio and porch; Waterfront, lakefront; Level lot

Interior

• Kitchen: Dishwasher, Disposal, Microwave
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Dishwasher, Disposal, Microwave; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-81 ($-974/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.5% below list).
• Recommended offer: $196k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 4 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 $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 25 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 12431% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $250k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $196,178 (21.5% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-44,058
• Equity at exit: $37,276

10-year hold

• IRR: -8.5%
• Equity multiple: 0.45×
• Total profit: $-38,248
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$104
• HOA: −$27
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-81

Break-even live

Break-even rent $2,065

Max offer price $235,663

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $-10	+0% $-81	+5% $-152	+10% $-223
Rent	-10% $-236	-5% $-159	+0% $-81	+5% $-4	+10% $74
Rate	-1.0pp $45	-0.5pp $-18	base $-81	+0.5pp $-146	+1.0pp $-212

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28219 Grand Marsh Ct Denham Springs, LA	3.0	2.0	1551	$1,800	$1.16	45d	1	0.29mi
8447 Florida Blvd Denham Springs, LA	2.0–3.0	2.0–2.5	1410	$1,825	$1.29	16d	7	0.69mi
10293 Cassle Rd Denham Springs, LA	1.0–3.0	1.0–2.0	1113	$2,054	$1.84	16d	23	0.95mi
10365 Fountain Ln Denham Springs, LA	3.0	3.0	1875	$2,200	$1.17	16d	1	0.95mi

HOA detail condo

• Monthly dues: $27 · $324/yr
• Likely covers: internetlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $250,000 Active 25 DOM
2. 2026-06-18
   days on market $250,000 Active 22 DOM
3. 2026-06-17
   days on market $250,000 Active 21 DOM
4. 2026-06-16
   days on market $250,000 Active 20 DOM
5. 2026-06-15
   days on market $250,000 Active 19 DOM
6. 2026-06-14
   days on market $250,000 Active 17 DOM
7. 2026-06-13
   days on market $250,000 Active 16 DOM
8. 2026-06-10
   days on market $250,000 Active 14 DOM
9. 2026-06-09
   days on market $250,000 Active 13 DOM
10. 2026-06-08
    days on market $250,000 Active 12 DOM
11. 2026-06-07
    days on market $250,000 Active 11 DOM
12. 2026-06-03
    days on market $250,000 Active 7 DOM
13. 2026-06-02
    days on market $250,000 Active 6 DOM
14. 2026-06-01
    days on market $250,000 Active 5 DOM
15. 2026-05-31
    days on market $250,000 Active 4 DOM
16. 2026-05-31
    days on market $250,000 Active 3 DOM
17. 2026-05-19
    historical $250,000 627-char remark

    Show marketing remark (627 chars)

    Middlebrook Place Subdivison conveniently located on Floridan Blvd near Juban. This nearly new 4 bedroom 2 bath homes is located on the pond, so you don't back up to other homes. Upgrades for this home include quartz countertops, framed mirrors for all bathrooms. The master suite features a garden tub, separate shower, and walk-in closet. Additional amenities include recessed can lighting, an undermount kitchen sink, ceiling fans in the living room and master bedroom, luxury vinyl flooring, Honeywell Smart Connect WiFi thermostat, post tension slab, landscaping, architectural 30-year shingles, and low E tilt-in windows.

18. 2026-05-19
    historical $250,000

    Show marketing remark (627 chars)

    Middlebrook Place Subdivison conveniently located on Floridan Blvd near Juban. This nearly new 4 bedroom 2 bath homes is located on the pond, so you don't back up to other homes. Upgrades for this home include quartz countertops, framed mirrors for all bathrooms. The master suite features a garden tub, separate shower, and walk-in closet. Additional amenities include recessed can lighting, an undermount kitchen sink, ceiling fans in the living room and master bedroom, luxury vinyl flooring, Honeywell Smart Connect WiFi thermostat, post tension slab, landscaping, architectural 30-year shingles, and low E tilt-in windows.

19. 2025-10-06
    soldstatus $155,000
20. 2024-03-01
    soldstatus 546-char remark

    Show marketing remark (546 chars)

    Middlebrook Place community offers a split floorplan with 4 bedrooms and 2 full bathrooms on a lake lot. Upgrades for this home include quartz countertops, framed mirrors for all bathrooms, and more! Features: garden tub, separate shower, and walk-in closet in the master suite, covered front porch, covered rear porch, recessed can lighting, undermount kitchen sink, ceiling fans in the living room and master bedroom are standard, Honeywell Smart Connect WiFi thermostat, smoke and carbon monoxide detectors, 2 car garage with automatic opener.

21. 2024-02-01
    listed $1,995 546-char remark

    Show marketing remark (546 chars)

    Middlebrook Place community offers a split floorplan with 4 bedrooms and 2 full bathrooms on a lake lot. Upgrades for this home include quartz countertops, framed mirrors for all bathrooms, and more! Features: garden tub, separate shower, and walk-in closet in the master suite, covered front porch, covered rear porch, recessed can lighting, undermount kitchen sink, ceiling fans in the living room and master bedroom are standard, Honeywell Smart Connect WiFi thermostat, smoke and carbon monoxide detectors, 2 car garage with automatic opener.

22. 2023-05-06
    soldstatus
23. 2023-04-20
    listed $1,995
24. 2023-04-12
    soldstatus $228,185
25. 2023-04-06
    soldstatus Sold
26. 2023-03-06
    status Pending
27. 2023-03-03
    listed $228,185 Active
28. 2023-03-03
    listed $228,185

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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: $23,541
• − Mortgage interest: −$14,004
• − Property taxes: −$2,265
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$324
• − Depreciation: −$7,273
• Taxable loss: −$5,341
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $308/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

+9.6% since first listed

12 events — show timeline

• 2026-05-19 Coming Soon $250,000 AcadianaMLS
• 2026-05-19 Coming Soon $250,000 GBRMLS
• 2025-10-06 Sold (Public Records) $155,000 Public Records
• 2024-03-01 Sold (MLS) — GBRMLS
• 2024-02-01 Listed $1,995 GBRMLS
• 2023-05-06 Sold (MLS) — GBRMLS
• 2023-04-20 Listed $1,995 GBRMLS
• 2023-04-12 Sold (Public Records) $228,185 Public Records
• 2023-04-06 Sold (MLS) — GBRMLS
• 2023-03-06 Pending — GBRMLS
• 2023-03-03 Listed $228,185 AcadianaMLS
• 2023-03-03 Listed $228,185 GBRMLS

Property tax history

+4300.1%/yr

Latest (2024): $2,265 · +392.1% YoY. Source: county tax records.