12823 Catalpa Ave · Denham Springs, LA 70726

$239,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 16 Days on market

Built 2023 Good condition 0.25 ac lot Garage $174/sqft · 8% below area Est $260k · 8% under $35/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 +11.6/30.0
• ARV discount +11.0/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST HIT THE MARKET! This beautiful new home offers three bedrooms, two full bathrooms, and a spacious two car garage. The open concept living area provides plenty of room for entertaining and features an oversized center island, gas stove, and large pantry with plenty of storage. Step outside and enjoy the covered patio and fully fenced backyard with a wood privacy fence. Located in Flood Zone X, where flood insurance is not required by lenders. This home is move in ready and waiting for its new owner. You do not want to miss this one!

Key facts

• Covered patio
• Gas stove
• Large pantry

Tags

• OPEN CONCEPT LIVING AREA
• OVERSIZED CENTER ISLAND
• GAS STOVE
• LARGE PANTRY
• COVERED PATIO
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-889/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (13.7% below list).
• Recommended offer: $207k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% 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); 1598 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
• This rent runs 32% 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 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 6 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 $207,046 (13.7% 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. 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: 0.86% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $260,404
• List price: $239,900
• Delta: -7.87%
• 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
12188 Buddy Ellis Rd	0.14mi	3/2.0	1,438 (+4%)	6mo	$225,000	$156	82
26618 Evangeline Trace Blvd	0.18mi	3/2.0	1,394 (+1%)	12mo	$214,900	$154	80
12220 Buddy Ellis Rd	0.14mi	3/2.0	1,438 (+4%)	18mo	$218,500	$152	72
26470 Parkwood Dr	0.46mi	3/2.0	1,448 (+5%)	8mo	$217,500	$150	64
26394 Evangeline Trace Blvd	0.58mi	3/2.0	1,397 (+1%)	11mo	$224,900	$161	62
12876 Catalpa Ave	0.09mi	4/2.0 (+1)	1,555 (+13%)	11mo	$259,900	$167	61
12497 Havenwood Dr	0.62mi	3/2.0	1,448 (+5%)	5mo	$218,000	$151	59
12871 Catalpa Ave	0.09mi	4/2.0 (+1)	1,555 (+13%)	18mo	$259,900	$167	55
26115 Bobby Gill Rd	0.65mi	3/2.0	1,508 (+9%)	2mo	$199,000	$132	53
12479 Havenwood Dr	0.59mi	3/2.0	1,448 (+5%)	15mo	$209,900	$145	52
12503 Havenwood Dr	0.63mi	3/2.0	1,482 (+7%)	14mo	$211,000	$142	46
12182 Brush Creek St	0.52mi	3/2.0	1,564 (+13%)	13mo	$230,000	$147	43

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-41,785
• Equity at exit: $35,770

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-34,929
• Equity at exit: $20,742

Cash invested: $67,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 11 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $240,000 ($151/sqft)
• Median days on market: 27 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +25.0% 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: 9.7×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$317 /mo · $3,801/yr
• Insurance: −$100
• HOA: −$35
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-74

Break-even live

Break-even rent $2,164

Max offer price $226,815

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-6	+0% $-74	+5% $-142	+10% $-210
Rent	-10% $-238	-5% $-156	+0% $-74	+5% $8	+10% $89
Rate	-1.0pp $47	-0.5pp $-13	base $-74	+0.5pp $-136	+1.0pp $-199

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	10d	1	0.11mi
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	164d	1	0.11mi
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	184d	1	0.11mi
26612 Parkwood Dr Denham Springs, LA	3.0	2.0	1601	$1,675	$1.05	10d	1	0.45mi
26197 Glenbrooke Dr Denham Springs, LA	3.0	2.0	1189	$1,750	$1.47	51d	1	0.88mi
12735 Jimmy Dr Denham Springs, LA	3.0	2.0	1209	$2,000	$1.65	51d	1	0.90mi
11000 Buddy Ellis Rd Denham Springs, LA	1.0–3.0	1.0–2.0	895	$1,395	$1.56	0d	6	0.98mi
26286 Poplar Glen Dr Denham Springs, LA	3.0	2.0	1759	$2,000	$1.14	38d	1	1.10mi
12867 Hazlewood Dr Denham Springs, LA	3.0	1.5	1133	$1,600	$1.41	50d	1	1.24mi
10922 S Lakeside Dr Denham Springs, LA	3.0	2.0	1369	$1,750	$1.28	164d	1	1.46mi

Property features AI

Finance

• HOA & community: Annual HOA fee of $425, covering grounds maintenance and common areasLocated in Indigo Trails

Exterior

• Parking: Garage
• Utilities: Public waterPublic sewer
• Home design: Traditional styleOne story
• Construction: Shingle roofSlab foundationPost-tension foundation
• Exterior features: Exterior lightingLandscaped, level groundsFull wood privacy fence

Interior

• Kitchen: DisposalDishwasherMicrowaveRefrigeratorRange hoodGas stove connection
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Double vanityKitchen islandPantryHigh ceilingsEn suiteWindow treatments
• Laundry & utility: Washer and dryerWasher hookupElectric dryer hookupLaundry inside

HOA detail $35/mo · $420/yr

• Likely covers: gas

Listing history 50 events

1. 2026-11-08
   days on market $239,900 Active 16 DOM
2. 2026-11-07
   days on market $239,900 Active 15 DOM
3. 2026-11-06
   days on market $239,900 Active 14 DOM
4. 2026-11-05
   days on market $239,900 Active 13 DOM
5. 2026-11-04
   days on market $239,900 Active 12 DOM
6. 2026-11-02
   days on market $239,900 Active 10 DOM
7. 2026-11-01
   days on market $239,900 Active 9 DOM
8. 2026-10-31
   days on market $239,900 Active 8 DOM
9. 2026-10-30
   days on market $239,900 Active 7 DOM
10. 2026-10-30
    price $239,900 Active 6 DOM
11. 2026-10-29
    days on market $249,500 Active 6 DOM
12. 2026-10-28
    days on market $249,500 Active 5 DOM
13. 2026-10-27
    days on market $249,500 Active 4 DOM
14. 2026-10-26
    days on market $249,500 Active 3 DOM
15. 2026-10-26
    days on market $249,500 Active 2 DOM
16. 2026-10-24
    days on marketlisting id $249,500 Active 1 DOM
17. 2026-10-23
    days on market $249,500 Active 70 DOM
18. 2026-10-22
    days on market $249,500 Active 69 DOM
19. 2026-10-21
    days on market $249,500 Active 68 DOM
20. 2026-10-20
    days on market $249,500 Active 67 DOM
21. 2026-10-19
    days on market $249,500 Active 66 DOM
22. 2026-10-18
    days on market $249,500 Active 65 DOM
23. 2026-10-17
    days on market $249,500 Active 64 DOM
24. 2026-10-16
    days on market $249,500 Active 63 DOM
25. 2026-10-15
    days on market $249,500 Active 62 DOM
26. 2026-10-14
    days on market $249,500 Active 61 DOM
27. 2026-10-13
    days on market $249,500 Active 60 DOM
28. 2026-10-12
    days on market $249,500 Active 59 DOM
29. 2026-10-11
    days on market $249,500 Active 58 DOM
30. 2026-10-10
    days on market $249,500 Active 57 DOM
31. 2026-10-09
    days on market $249,500 Active 56 DOM
32. 2026-10-08
    days on market $249,500 Active 55 DOM
33. 2026-10-07
    days on market $249,500 Active 54 DOM
34. 2026-10-06
    days on market $249,500 Active 53 DOM
35. 2026-10-05
    days on market $249,500 Active 52 DOM
36. 2026-10-04
    days on market $249,500 Active 51 DOM
37. 2026-10-03
    days on market $249,500 Active 50 DOM
38. 2026-10-02
    days on market $249,500 Active 49 DOM
39. 2026-10-01
    days on market $249,500 Active 48 DOM
40. 2026-09-30
    days on market $249,500 Active 47 DOM
41. 2026-09-29
    days on market $249,500 Active 46 DOM
42. 2026-09-28
    days on market $249,500 Active 45 DOM
43. 2026-09-27
    days on market $249,500 Active 44 DOM
44. 2026-09-25
    days on market $249,500 Active 42 DOM
45. 2026-09-24
    days on market $249,500 Active 41 DOM
46. 2026-09-23
    days on market $249,500 Active 40 DOM
47. 2026-09-22
    days on market $249,500 Active 39 DOM
48. 2026-09-21
    days on market $249,500 Active 38 DOM
49. 2026-09-20
    days on market $249,500 Active 37 DOM
50. 2026-09-19
    days on market $249,500 Active 36 DOM

ⓘ 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: $3,801 · $317/mo
• Projected year-2 tax: $3,801 · $317/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: $24,846
• − Mortgage interest: −$13,438
• − Property taxes: −$3,801
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$420
• − Depreciation: −$6,979
• Taxable loss: −$4,967
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $303/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,900–$20,700 screening

This home is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior walls and a new ceiling fan in the living room.

Value-add opportunities

• Resale Paint the exterior walls — A fresh coat of paint can enhance the curb appeal and make the home look more inviting. ↑
• Rental Replace the ceiling fan in the living room — A modern ceiling fan can improve the comfort of the living room and attract renters who prefer energy-efficient appliances. ↑

ⓘ 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

Property features AI

Finance

• HOA & community: Annual HOA fee of $425, covering grounds maintenance and common areasLocated in Indigo Trails

Exterior

• Parking: Garage
• Utilities: Public waterPublic sewer
• Home design: Traditional styleOne story
• Construction: Shingle roofSlab foundationPost-tension foundation
• Exterior features: Exterior lightingLandscaped, level groundsFull wood privacy fence

Interior

• Kitchen: DisposalDishwasherMicrowaveRefrigeratorRange hoodGas stove connection
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioningCeiling fans
• Interior features: Double vanityKitchen islandPantryHigh ceilingsEn suiteWindow treatments
• Laundry & utility: Washer and dryerWasher hookupElectric dryer hookupLaundry inside

Price history

+7.8% since first listed

9 events — show timeline

• 2026-08-14 Listed $249,500 GBRMLS
• 2026-08-14 Listed $249,500 AcadianaMLS
• 2026-08-14 Listed $249,500 ROAM MLS
• 2026-03-23 Price Changed $239,500 AcadianaMLS
• 2026-03-23 Price Changed $239,500 GBRMLS
• 2026-02-18 Listed $249,900 GBRMLS
• 2026-02-18 Listed $249,900 AcadianaMLS
• 2023-06-30 Sold (MLS) — GBRMLS
• 2023-06-09 Listed $231,350 GBRMLS

Property tax history

+60.5%/yr

Latest (2025): $3,801 · -0.1% YoY. Source: county tax records.