Idris II A Plan · Denham Springs, LA 70726

$223,990

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 136 Days on market

Good condition

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Juban Parc! Our beautiful community is the answer to all of your dreams when building your new DSLD home. Our 3 to 4 bedroom homes include many amenities inside and out, such as 3cm granite countertops with undermount sinks, Birch cabinets with hardware, fully sodded lots with landscaping, and architectural 30-year shingles. DSLD Homes offers quality homes with energy efficiency in mind, with our Low-E tilt-in windows and radiant barrier roof decking. When entering our community, you will get a great view of our pool house and community pool. This is a space that can be rented out for birthday parties, events, and other large gatherings. Juban Parc is only 5 miles away from great shopping, entertainment, and dining at Juban Crossing. Rouses Supermarket, Walk-On's Bistreaux, Movie Tavern, and many other restaurants and retailers anchor the shopping center. Also not too far away is Denham Springs's Antique Village and Bass Pro Shop and only minutes away from I-12, giving you ample time to grab your Starbucks before heading off to work, school, etc. Our community is a part of the Livingston Parish School District featuring some of the highest-ranking schools in the State. And is also ranked in the top 20 of the safest school districts in Louisiana. Denham Springs High School was recently awarded the 2020 College Success Award for successfully preparing its students for college. Contact us today at Juban Parc so we can help you build the house of your dreams. Let's make this house a home for you and your family.

Key facts

• Community pool
• Birch cabinets
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• BIRCH CABINETS
• COMMUNITY POOL

🏗️ New construction. The $223,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,319.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (13.7% below list).
• Recommended offer: $193k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Denham Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 13 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 $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 136 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,325 (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. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $244,319
• List price: $223,990
• Delta: -8.32%
• 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
11420 Rossow Ct	0.23mi	3/2.0	1,314 (+3%)	2mo	$218,000	$166	83
11441 Ashwood Ct	0.20mi	3/2.0	1,358 (+6%)	10mo	$229,000	$169	72
11474 Ashwood Ct	0.17mi	3/2.0	1,394 (+9%)	8mo	$189,900	$136	70
11400 Rossow Ct	0.27mi	3/2.0	1,314 (+3%)	18mo	$214,000	$163	68
11377 Ashwood Ct	0.34mi	3/2.0	1,394 (+9%)	2mo	$225,000	$161	68
11402 Ashwood Ct	0.28mi	3/2.0	1,331 (+4%)	18mo	$203,500	$153	65
11449 Ashwood Ct	0.19mi	3/2.0	1,431 (+12%)	10mo	$220,000	$154	63
11436 Rossow Ct	0.19mi	3/2.0	1,459 (+14%)	10mo	$228,000	$156	59
11471 Rosedale Ave	0.19mi	3/2.0	1,394 (+9%)	22mo	$223,000	$160	58
25742 Raines Ave	0.40mi	3/2.0	1,463 (+14%)	5mo	$229,580	$157	54
25710 Tarver Dr	0.48mi	3/2.0	1,463 (+14%)	4mo	$228,990	$157	50
25710 Tarver Dr	0.48mi	3/2.0	1,463 (+14%)	4mo	$228,990	$157	50

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-48,198
• Equity at exit: $36,429

10-year hold

• IRR: -11.4%
• Equity multiple: 0.29×
• Total profit: $-48,276
• Equity at exit: $21,124

Cash invested: $68,409 (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: 25 active · 13 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $236,990 ($161/sqft)
• Median days on market: 136 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +18.3% 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: 9.7×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,281
• Tax est. 1.5%: −$305 /mo · $3,665/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-161

Break-even live

Break-even rent $2,137

Max offer price $220,998

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-77	+0% $-161	+5% $-246	+10% $-330
Rent	-10% $-314	-5% $-238	+0% $-161	+5% $-85	+10% $-8
Rate	-1.0pp $-38	-0.5pp $-99	base $-161	+0.5pp $-224	+1.0pp $-289

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: $61,080
• Closing costs: $7,330
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11628 Water View Ave Dennis Mills, LA	4.0	2.0	1858	$2,250	$1.21	16d	1	0.27mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	70d	1	0.32mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	93d	1	0.35mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	72d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	93d	1	0.44mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	68d	1	0.44mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	63d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	63d	1	0.44mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	93d	1	0.53mi
12204 Dove Hollow Dr Denham Springs, LA	3.0	2.0	1407	$1,650	$1.17	16d	1	0.95mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	93d	1	0.96mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	93d	1	1.25mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	63d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $223,990 Active 136 DOM
2. 2026-08-07
   days on market $223,990 Active 135 DOM
3. 2026-08-06
   days on market $223,990 Active 134 DOM
4. 2026-08-05
   days on market $223,990 Active 133 DOM
5. 2026-08-04
   days on market $223,990 Active 132 DOM
6. 2026-08-03
   days on market $223,990 Active 131 DOM
7. 2026-07-31
   days on market $223,990 Active 128 DOM
8. 2026-07-29
   days on market $223,990 Active 126 DOM
9. 2026-07-27
   days on market $223,990 Active 124 DOM
10. 2026-07-25
    days on market $223,990 Active 122 DOM
11. 2026-07-23
    days on market $223,990 Active 120 DOM
12. 2026-07-22
    days on market $223,990 Active 119 DOM
13. 2026-07-21
    days on market $223,990 Active 118 DOM
14. 2026-07-18
    days on market $223,990 Active 115 DOM
15. 2026-07-16
    days on market $223,990 Active 113 DOM
16. 2026-07-16
    days on market $223,990 Active 112 DOM
17. 2026-07-14
    days on market $223,990 Active 111 DOM
18. 2026-07-13
    days on market $223,990 Active 110 DOM
19. 2026-07-12
    days on market $223,990 Active 109 DOM
20. 2026-07-11
    days on market $223,990 Active 108 DOM
21. 2026-07-10
    days on market $223,990 Active 107 DOM
22. 2026-07-09
    days on market $223,990 Active 106 DOM
23. 2026-07-07
    days on market $223,990 Active 104 DOM
24. 2026-07-07
    days on market $223,990 Active 103 DOM
25. 2026-07-05
    days on market $223,990 Active 102 DOM
26. 2026-07-04
    days on market $223,990 Active 101 DOM
27. 2026-07-03
    days on market $223,990 Active 100 DOM
28. 2026-07-02
    days on market $223,990 Active 99 DOM
29. 2026-07-01
    days on market $223,990 Active 98 DOM
30. 2026-06-30
    days on market $223,990 Active 97 DOM
31. 2026-06-29
    days on market $223,990 Active 96 DOM
32. 2026-06-28
    days on market $223,990 Active 95 DOM
33. 2026-06-28
    days on market $223,990 Active 94 DOM
34. 2026-06-27
    days on market $223,990 Active 93 DOM
35. 2026-06-25
    days on market $223,990 Active 91 DOM
36. 2026-06-23
    days on market $223,990 Active 89 DOM
37. 2026-06-22
    days on market $223,990 Active 88 DOM
38. 2026-06-18
    days on market $223,990 Active 85 DOM
39. 2026-06-17
    days on market $223,990 Active 84 DOM
40. 2026-06-16
    days on market $223,990 Active 83 DOM
41. 2026-06-15
    days on market $223,990 Active 82 DOM
42. 2026-06-14
    days on market $223,990 Active 80 DOM
43. 2026-06-13
    days on market $223,990 Active 79 DOM
44. 2026-06-10
    days on market $223,990 Active 77 DOM
45. 2026-06-08
    days on market $223,990 Active 75 DOM
46. 2026-06-07
    days on market $223,990 Active 74 DOM
47. 2026-06-03
    days on market $223,990 Active 70 DOM
48. 2026-06-02
    days on market $223,990 Active 69 DOM
49. 2026-06-01
    days on market $223,990 Active 68 DOM
50. 2026-05-31
    days on market $223,990 Active 67 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: $23,199
• − Mortgage interest: −$13,686
• − Property taxes: −$3,665
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$7,107
• Taxable loss: −$6,192
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-448/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 · 2 photos

Good 80/100 None rehab

This single-family home in Juban Parc is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 38/100

Zoned Schools

High Denham Springs High School F LA #93/265 Nat'l #8,937/17,239

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

1 event — show timeline

• 2026-03-26 Listed $223,990 Zillow