33260 La Hwy 16 Unit 10C · Denham Springs, LA 70706

$189,900

2 bd · 2.0 ba · 1,045 sqft · Condo · 1167 Days on market

Built 2023 Excellent condition $182/sqft · 9% below area Est $208k · 9% under $100/mo HOA · 6% 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).

• ARV discount +11.5/15.0
• Cash flow +8.5/30.0
• Schools +6.2/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNIT SPECIAL! This unit is tenant occupied. Great investment property offering 7+ on return. This unit is offering a buyers incentive to use your own way of $8000.00! Investors we have new townhouses that are in the heart of Watson and ready for ownership. This is a 2 bedroom 2 bath with stainless steel appliances, custom cabinets and granite counter tops. You have a cement porch and patio off the back complete with fencing for privacy and a garage for parking. Seller offering $8,000 in buyer incentive!

Key facts

• $100 HOA
• 2 parking spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.9% below list).
• Recommended offer: $158k (16.9% 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: 418 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $1k of loan paydown is wiped out by about $6k 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 1167 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $157,797 (16.9% 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 1167 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.0

CMA / ARV

• ARV (median comp): $208,373
• List price: $189,900
• Delta: -8.87%
• 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
33260 La Hwy 16 Unit 5D	0.00mi	2/2.0	1,045 (0%)	2mo	$189,900	$182	98
33788 La Hwy 16	0.54mi	2/2.0	1,044 (-0%)	1mo	$196,000	$188	74
33260 La Hwy 16 Unit 13A	0.10mi	3/2.0 (+1)	1,248 (+19%)	4mo	$211,000	$169	62
33260 La Hwy 16 Unit 14C	0.10mi	3/2.0 (+1)	1,248 (+19%)	4mo	$211,000	$169	62
8007 Arnold Rd Unit 5E	0.85mi	2/2.0	1,072 (+3%)	1mo	$189,900	$177	60
8007 Arnold Rd Unit 3B	0.85mi	2/2.0	1,061 (+2%)	3mo	$195,500	$184	60
8007 Arnold Rd Unit 5A	0.85mi	2/2.0	1,072 (+3%)	3mo	$195,000	$182	58
34832 La Hwy 1019 Unit 7C	1.48mi	2/2.0	1,090 (+4%)	1mo	$179,900	$165	57
7726 Impson St	0.93mi	3/2.0 (+1)	927 (-11%)	3mo	$68,900	$74	39
7375 Fox Run Dr	0.90mi	3/2.0 (+1)	1,249 (+20%)	3mo	$249,900	$200	33
7344 Robinson Dr	0.90mi	3/2.0 (+1)	1,222 (+17%)	4mo	$140,000	$115	32
7367 Fox Run Dr	0.91mi	3/2.0 (+1)	1,222 (+17%)	4mo	$180,000	$147	32

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-41,244
• Equity at exit: $28,315

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-49,162
• Equity at exit: $16,419

Cash invested: $53,172 (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 70706

• Active inventory: 418
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$100
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-166

Break-even live

Break-even rent $1,788

Max offer price $165,914

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-100	+0% $-166	+5% $-231	+10% $-297
Rent	-10% $-290	-5% $-228	+0% $-166	+5% $-103	+10% $-41
Rate	-1.0pp $-70	-0.5pp $-117	base $-166	+0.5pp $-215	+1.0pp $-265

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: $47,475
• Closing costs: $5,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33260 Louisiana 16 Unit 10 Denham Springs, LA	2.0	2.0	1045	$1,650	$1.58	93d	1	0.02mi
7344 Robinson Dr Denham Springs, LA	3.0	2.0	1222	$1,590	$1.30	63d	1	0.90mi
8073 Arnold Rd Denham Springs, LA	2.0	2.0	1103	$1,595	$1.45	72d	1	0.94mi
7332 Cherrydale Dr Denham Springs, LA	3.0	2.0	1401	$1,895	$1.35	63d	1	1.08mi
31855 Louisiana 16 #502 Denham Springs, LA	3.0	2.0	1271	$1,200	$0.94	72d	1	1.28mi
31855 Louisiana 16 #404 Denham Springs, LA	3.0	2.0	1271	$1,250	$0.98	93d	1	1.28mi
31855 Louisiana 16 #102 Denham Springs, LA	3.0	2.0	1271	$1,150	$0.90	93d	1	1.28mi
7615 Magnolia Beach Rd Denham Springs, LA	1.0–3.0	1.0–2.0	973	$1,225	$1.26	15d	39	1.39mi

Property features AI

Finance

• Other: Subdivision: Hunstock ParkDirections: Take LA Hwy 16 into Watson; Hunstock Park is on the right just before Jeffery's Collision.
• HOA & community: Homeowners association with annual fee (about $1,200/year or $100/month)HOA pays for trash service

Exterior

• Parking: 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Attached townhouseSingle-story
• Construction: Vinyl siding and brick exteriorSlab foundationBuilt by Drcb, LLC
• Exterior features: Privacy fencingLot dimensions approximately 27.5' x 106.5'

Interior

• Kitchen: Electric cooktopDishwasherMicrowave
• Bathrooms: 2 full bathrooms
• Interior features: Electric cooktopDishwasherMicrowaveCentral heating and central air

HOA detail $100/mo · $1,200/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $189,900 Active 1167 DOM
2. 2026-08-07
   days on market $189,900 Active 1166 DOM
3. 2026-08-06
   days on market $189,900 Active 1165 DOM
4. 2026-08-05
   days on market $189,900 Active 1164 DOM
5. 2026-08-04
   days on market $189,900 Active 1163 DOM
6. 2026-08-03
   days on market $189,900 Active 1162 DOM
7. 2026-07-31
   days on market $189,900 Active 1159 DOM
8. 2026-07-29
   days on market $189,900 Active 1157 DOM
9. 2026-07-27
   days on market $189,900 Active 1155 DOM
10. 2026-07-25
    days on market $189,900 Active 1153 DOM
11. 2026-07-23
    days on market $189,900 Active 1151 DOM
12. 2026-07-22
    days on market $189,900 Active 1150 DOM
13. 2026-07-21
    days on market $189,900 Active 1149 DOM
14. 2026-07-18
    days on market $189,900 Active 1146 DOM
15. 2026-07-16
    days on market $189,900 Active 1144 DOM
16. 2026-07-16
    days on market $189,900 Active 1143 DOM
17. 2026-07-14
    days on market $189,900 Active 1142 DOM
18. 2026-07-13
    days on market $189,900 Active 1141 DOM
19. 2026-07-12
    days on market $189,900 Active 1140 DOM
20. 2026-07-11
    days on market $189,900 Active 1139 DOM
21. 2026-07-10
    days on market $189,900 Active 1138 DOM
22. 2026-07-09
    days on market $189,900 Active 1137 DOM
23. 2026-07-07
    days on market $189,900 Active 1135 DOM
24. 2026-07-07
    days on market $189,900 Active 1134 DOM
25. 2026-07-05
    days on market $189,900 Active 1133 DOM
26. 2026-07-04
    days on market $189,900 Active 1132 DOM
27. 2026-07-03
    days on market $189,900 Active 1131 DOM
28. 2026-07-02
    days on market $189,900 Active 1130 DOM
29. 2026-07-01
    days on market $189,900 Active 1129 DOM
30. 2026-06-30
    days on market $189,900 Active 1128 DOM
31. 2026-06-29
    days on market $189,900 Active 1127 DOM
32. 2026-06-28
    days on market $189,900 Active 1126 DOM
33. 2026-06-28
    days on market $189,900 Active 1125 DOM
34. 2026-06-27
    days on market $189,900 Active 1124 DOM
35. 2026-06-25
    days on market $189,900 Active 1122 DOM
36. 2026-06-23
    days on market $189,900 Active 1120 DOM
37. 2026-06-22
    days on market $189,900 Active 1119 DOM
38. 2026-06-18
    days on market $189,900 Active 1116 DOM
39. 2026-06-17
    days on market $189,900 Active 1115 DOM
40. 2026-06-16
    days on market $189,900 Active 1114 DOM
41. 2026-06-15
    days on market $189,900 Active 1113 DOM
42. 2026-06-14
    days on market $189,900 Active 1111 DOM
43. 2026-06-13
    days on market $189,900 Active 1110 DOM
44. 2026-06-10
    days on market $189,900 Active 1108 DOM
45. 2026-06-08
    days on market $189,900 Active 1106 DOM
46. 2026-06-07
    days on market $189,900 Active 1105 DOM
47. 2026-06-03
    days on market $189,900 Active 1101 DOM
48. 2026-06-02
    days on market $189,900 Active 1100 DOM
49. 2026-06-01
    days on market $189,900 Active 1099 DOM
50. 2026-05-31
    days on market $189,900 Active 1098 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: $18,936
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − HOA: −$1,200
• − Depreciation: −$5,524
• Taxable loss: −$5,254
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $-728/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 · 13 photos

Excellent 100/100 None rehab

This property is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a great investment opportunity with a strong resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the overall curb appeal and make the property more inviting for potential buyers and renters. ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary South Live Oak Elementary School B LA #50/646 Nat'l #6,217/41,679

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

Property features AI

Finance

• Other: Subdivision: Hunstock ParkDirections: Take LA Hwy 16 into Watson; Hunstock Park is on the right just before Jeffery's Collision.
• HOA & community: Homeowners association with annual fee (about $1,200/year or $100/month)HOA pays for trash service

Exterior

• Parking: 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Attached townhouseSingle-story
• Construction: Vinyl siding and brick exteriorSlab foundationBuilt by Drcb, LLC
• Exterior features: Privacy fencingLot dimensions approximately 27.5' x 106.5'

Interior

• Kitchen: Electric cooktopDishwasherMicrowave
• Bathrooms: 2 full bathrooms
• Interior features: Electric cooktopDishwasherMicrowaveCentral heating and central air

Price history

+1.6% since first listed

7 events — show timeline

• 2025-02-04 Price Changed $189,900 AcadianaMLS
• 2025-02-04 Price Changed $189,900 GBRMLS
• 2024-12-11 Listed $187,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2023-08-10 Price Changed $187,000 GBRMLS
• 2023-05-29 Listed $182,700 GBRMLS
• 2023-05-29 Listed $187,000 AcadianaMLS