12823 Catalpa Ave · Denham Springs, LA 70726

$239,500

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 161 Days on market

Built 2023 Good condition 0.25 ac lot $174/sqft · 8% below area Est $261k · 8% under $35/mo HOA · 2% of rent ↓ 4% since listing

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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 +12.6/30.0
• ARV discount +11.2/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning 3 bedroom 2 bath residence designed for effortless living and high-end entertaining. The heart of the home is a sprawling open concept layout where the living room and dining area flow naturally into a chef-inspired kitchen. This kitchen is a standout feature anchored by a massive center island and premium stainless steel appliances complemented by a generous pantry for all your storage needs. What sets this home apart is the incredible value of the included move-in package as the refrigerator washer and dryer all remain for the new owners. Privacy is paramount with a smart split floor plan that places the primary suite at the rear of the home. This secluded retreat features a spa-style en suite bath and a huge walk-in closet while two additional bedrooms at the front of the home also boast their own walk-in closets for maximum organization. Modern upgrades provide both comfort and savings including a high-efficiency tankless water heater for endless hot water. Outside you will find a covered patio perfect for hosting summer BBQs within the safety of a full wood privacy fence. Best of all this property is situated in the highly desirable Flood Zone X which requires no flood insurance. From the premium appliances to the superior location this home offers a truly turn-key lifestyle.

Key facts

• Ample counter space
• Large center island
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS MAIN LIVING AREA
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• AMPLE COUNTER SPACE
• PANTRY WITH GENEROUS STORAGE

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 $-29 ($-344/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.3% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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); 1258 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 161 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $210,760 (12.0% 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 161 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (median comp): $261,026
• List price: $239,500
• Delta: -8.25%
• 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%)	3mo	$225,000	$156	84
26618 Evangeline Trace Blvd	0.18mi	3/2.0	1,394 (+1%)	9mo	$214,900	$154	82
12220 Buddy Ellis Rd	0.14mi	3/2.0	1,438 (+4%)	14mo	$218,500	$152	74
26470 Parkwood Dr	0.46mi	3/2.0	1,448 (+5%)	5mo	$217,500	$150	66
26394 Evangeline Trace Blvd	0.58mi	3/2.0	1,397 (+1%)	8mo	$224,900	$161	64
12876 Catalpa Ave	0.09mi	4/2.0 (+1)	1,555 (+13%)	8mo	$259,900	$167	63
12497 Havenwood Dr	0.62mi	3/2.0	1,448 (+5%)	2mo	$218,000	$151	61
12871 Catalpa Ave	0.09mi	4/2.0 (+1)	1,555 (+13%)	15mo	$259,900	$167	57
12241 Wilderness Run Dr	0.63mi	3/2.0	1,394 (+1%)	16mo	$230,000	$165	56
12479 Havenwood Dr	0.59mi	3/2.0	1,448 (+5%)	12mo	$209,900	$145	55
12503 Havenwood Dr	0.63mi	3/2.0	1,482 (+7%)	11mo	$211,000	$142	49
12182 Brush Creek St	0.52mi	3/2.0	1,564 (+13%)	10mo	$230,000	$147	45

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-38,780
• Equity at exit: $35,710

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-28,388
• Equity at exit: $20,708

Cash invested: $67,060 (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: 15 active · 8 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $247,000 ($156/sqft)
• Median days on market: 79 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +20.9% 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: 1258
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,256
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$100
• HOA: −$35
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-29

Break-even live

Break-even rent $2,162

Max offer price $234,438

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $39	+0% $-29	+5% $-96	+10% $-164
Rent	-10% $-197	-5% $-113	+0% $-29	+5% $55	+10% $139
Rate	-1.0pp $92	-0.5pp $32	base $-29	+0.5pp $-91	+1.0pp $-154

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: $59,875
• Closing costs: $7,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	72d	1	0.11mi
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	93d	1	0.11mi
10922 S Lakeside Dr Denham Springs, LA	3.0	2.0	1369	$1,750	$1.28	72d	1	1.46mi

HOA detail $35/mo · $420/yr

• Likely covers: water

Listing history 48 events

1. 2026-07-29
   days on market $239,500 Active 161 DOM
2. 2026-07-27
   days on market $239,500 Active 159 DOM
3. 2026-07-25
   days on market $239,500 Active 157 DOM
4. 2026-07-23
   days on market $239,500 Active 155 DOM
5. 2026-07-22
   days on market $239,500 Active 154 DOM
6. 2026-07-21
   days on market $239,500 Active 153 DOM
7. 2026-07-18
   days on market $239,500 Active 150 DOM
8. 2026-07-16
   days on market $239,500 Active 148 DOM
9. 2026-07-16
   days on market $239,500 Active 147 DOM
10. 2026-07-14
    days on market $239,500 Active 146 DOM
11. 2026-07-13
    days on market $239,500 Active 145 DOM
12. 2026-07-12
    days on market $239,500 Active 144 DOM
13. 2026-07-11
    days on market $239,500 Active 143 DOM
14. 2026-07-10
    days on market $239,500 Active 142 DOM
15. 2026-07-09
    days on market $239,500 Active 141 DOM
16. 2026-07-07
    days on market $239,500 Active 139 DOM
17. 2026-07-06
    days on market $239,500 Active 138 DOM
18. 2026-07-05
    days on market $239,500 Active 137 DOM
19. 2026-07-04
    days on market $239,500 Active 136 DOM
20. 2026-07-03
    days on market $239,500 Active 135 DOM
21. 2026-07-02
    days on market $239,500 Active 134 DOM
22. 2026-07-01
    days on market $239,500 Active 133 DOM
23. 2026-06-30
    days on market $239,500 Active 132 DOM
24. 2026-06-29
    days on market $239,500 Active 131 DOM
25. 2026-06-28
    days on market $239,500 Active 130 DOM
26. 2026-06-28
    days on market $239,500 Active 129 DOM
27. 2026-06-27
    days on market $239,500 Active 128 DOM
28. 2026-06-25
    days on market $239,500 Active 126 DOM
29. 2026-06-23
    days on market $239,500 Active 124 DOM
30. 2026-06-22
    days on market $239,500 Active 123 DOM
31. 2026-06-18
    days on market $239,500 Active 120 DOM
32. 2026-06-17
    days on market $239,500 Active 119 DOM
33. 2026-06-16
    days on market $239,500 Active 118 DOM
34. 2026-06-15
    days on market $239,500 Active 117 DOM
35. 2026-06-14
    days on market $239,500 Active 115 DOM
36. 2026-06-13
    days on market $239,500 Active 114 DOM
37. 2026-06-10
    days on market $239,500 Active 112 DOM
38. 2026-06-08
    days on market $239,500 Active 110 DOM
39. 2026-06-07
    days on market $239,500 Active 109 DOM
40. 2026-06-03
    days on market $239,500 Active 105 DOM
41. 2026-06-02
    days on market $239,500 Active 104 DOM
42. 2026-06-01
    days on market $239,500 Active 103 DOM
43. 2026-05-31
    days on market $239,500 Active 102 DOM
44. 2026-05-31
    days on market $239,500 Active 101 DOM
45. 2026-03-23
    price $239,500 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to this stunning 3 bedroom 2 bath residence designed for effortless living and high-end entertaining. The heart of the home is a sprawling open concept layout where the living room and dining area flow naturally into a chef-inspired kitchen. This kitchen is a standout feature anchored by a massive center island and premium stainless steel appliances complemented by a generous pantry for all your storage needs. What sets this home apart is the incredible value of the included move-in package as the refrigerator washer and dryer all remain for the new owners. Privacy is paramount with a smart split floor plan that places the primary suite at the rear of the home. This secluded retreat features a spa-style en suite bath and a huge walk-in closet while two additional bedrooms at the front of the home also boast their own walk-in closets for maximum organization. Modern upgrades provide both comfort and savings including a high-efficiency tankless water heater for endless hot water. Outside you will find a covered patio perfect for hosting summer BBQs within the safety of a full wood privacy fence. Best of all this property is situated in the highly desirable Flood Zone X which requires no flood insurance. From the premium appliances to the superior location this home offers a truly turn-key lifestyle.

46. 2026-03-23
    price $239,500 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to this stunning 3 bedroom 2 bath residence designed for effortless living and high-end entertaining. The heart of the home is a sprawling open concept layout where the living room and dining area flow naturally into a chef-inspired kitchen. This kitchen is a standout feature anchored by a massive center island and premium stainless steel appliances complemented by a generous pantry for all your storage needs. What sets this home apart is the incredible value of the included move-in package as the refrigerator washer and dryer all remain for the new owners. Privacy is paramount with a smart split floor plan that places the primary suite at the rear of the home. This secluded retreat features a spa-style en suite bath and a huge walk-in closet while two additional bedrooms at the front of the home also boast their own walk-in closets for maximum organization. Modern upgrades provide both comfort and savings including a high-efficiency tankless water heater for endless hot water. Outside you will find a covered patio perfect for hosting summer BBQs within the safety of a full wood privacy fence. Best of all this property is situated in the highly desirable Flood Zone X which requires no flood insurance. From the premium appliances to the superior location this home offers a truly turn-key lifestyle.

47. 2026-02-18
    listed $249,900 Active 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to this stunning 3 bedroom 2 bath residence designed for effortless living and high-end entertaining. The heart of the home is a sprawling open concept layout where the living room and dining area flow naturally into a chef-inspired kitchen. This kitchen is a standout feature anchored by a massive center island and premium stainless steel appliances complemented by a generous pantry for all your storage needs. What sets this home apart is the incredible value of the included move-in package as the refrigerator washer and dryer all remain for the new owners. Privacy is paramount with a smart split floor plan that places the primary suite at the rear of the home. This secluded retreat features a spa-style en suite bath and a huge walk-in closet while two additional bedrooms at the front of the home also boast their own walk-in closets for maximum organization. Modern upgrades provide both comfort and savings including a high-efficiency tankless water heater for endless hot water. Outside you will find a covered patio perfect for hosting summer BBQs within the safety of a full wood privacy fence. Best of all this property is situated in the highly desirable Flood Zone X which requires no flood insurance. From the premium appliances to the superior location this home offers a truly turn-key lifestyle.

48. 2026-02-18
    listed $249,900 Active 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to this stunning 3 bedroom 2 bath residence designed for effortless living and high-end entertaining. The heart of the home is a sprawling open concept layout where the living room and dining area flow naturally into a chef-inspired kitchen. This kitchen is a standout feature anchored by a massive center island and premium stainless steel appliances complemented by a generous pantry for all your storage needs. What sets this home apart is the incredible value of the included move-in package as the refrigerator washer and dryer all remain for the new owners. Privacy is paramount with a smart split floor plan that places the primary suite at the rear of the home. This secluded retreat features a spa-style en suite bath and a huge walk-in closet while two additional bedrooms at the front of the home also boast their own walk-in closets for maximum organization. Modern upgrades provide both comfort and savings including a high-efficiency tankless water heater for endless hot water. Outside you will find a covered patio perfect for hosting summer BBQs within the safety of a full wood privacy fence. Best of all this property is situated in the highly desirable Flood Zone X which requires no flood insurance. From the premium appliances to the superior location this home offers a truly turn-key lifestyle.

ⓘ 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: $3,805 · $317/mo
• Projected year-2 tax: $3,805 · $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: $25,506
• − Mortgage interest: −$13,416
• − Property taxes: −$3,805
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$420
• − Depreciation: −$6,967
• Taxable loss: −$4,380
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $707/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%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• 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

Price history

-4.2% since first listed

4 events — show timeline

• 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

Property tax history

+103.4%/yr

Latest (2024): $3,805 · +132.6% YoY. Source: county tax records.