1526 June Dr · Denham Springs, LA 70726

$269,900

4 bd · 3.0 ba · 2,528 sqft · SingleFamily · 99 Days on market

Built 1967 0.28 ac lot $107/sqft · 11% below area Est $304k · 11% under ↓ 3% since listing

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +12.6/15.0
• DSCR +5.4/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solidly built, all-brick home conveniently located just minutes from the Antique Village and local schools. This spacious home offers 4 bedrooms and 3 full baths, along with multiple living spaces including a den and a large living room. The oversized living room features a cozy wood-burning fireplace, built-in bookcases, and ample space to accommodate large furniture or host family gatherings. The large walk-in pantry providing excellent storage. The primary suite is located at the rear of the home and offers two closets and a private bath. The fourth bedroom is also located at the back of the home and includes its own private bath, making it ideal for a college student, guest suite, or home office. Additional features include a two-car rear carport, extra exterior storage, and the convenience of a whole-house generator.

Key facts

• Two-car rear carport
• All brick home
• Large walk-in pantry

Tags

• ALL BRICK HOME
• MULTIPLE LIVING SPACES
• LARGE WALK-IN PANTRY
• TWO-CAR REAR CARPORT
• WHOLE-HOUSE GENERATOR

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (16.3% below list).
• Recommended offer: $226k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.9% 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); 976 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent runs 34% 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 $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 99 days — a 9% lower offer ($246k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,860 (16.3% 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 99 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.84% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $304,373
• List price: $269,900
• Delta: -11.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1138 Southern Living Ln	0.19mi	4/3.0	2,473 (-2%)	1mo	$517,000	$209	87
1170 Southern Living Ln	0.19mi	4/3.0	2,473 (-2%)	8mo	$524,500	$212	81
1178 Southern Living Ln	0.20mi	4/3.0	2,447 (-3%)	20mo	$524,900	$215	69
310 Matthew Dr	0.10mi	3/2.0 (-1)	2,352 (-7%)	12mo	$219,900	$93	64
8223 Fairlane Dr	0.31mi	5/2.5 (+1)	2,584 (+2%)	13mo	$314,900	$122	64
8236 Fairlane Dr	0.28mi	4/2.5	2,362 (-7%)	14mo	$300,000	$127	62
30606 Stephen Dr	0.39mi	4/2.5	2,505 (-1%)	22mo	$299,900	$120	60
1055 N River Rd	0.61mi	3/2.0 (-1)	2,480 (-2%)	1mo	$669,900	$270	59
30639 John Dr	0.21mi	3/2.5 (-1)	2,694 (+7%)	19mo	$322,500	$120	56
451 Cockerham Rd	0.25mi	4/2.0	2,206 (-13%)	14mo	$265,000	$120	51
1107 Camellia Way	0.71mi	3/2.0 (-1)	2,245 (-11%)	2mo	$529,800	$236	38
322 Janmar St	0.63mi	3/2.0 (-1)	2,158 (-15%)	16mo	$275,000	$127	24

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-56,635
• Equity at exit: $40,243

10-year hold

• IRR: -13.0%
• Equity multiple: 0.20×
• Total profit: $-60,082
• Equity at exit: $23,336

Cash invested: $75,572 (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: 976
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-234

Break-even live

Break-even rent $2,555

Max offer price $228,491

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-158	+0% $-234	+5% $-311	+10% $-387
Rent	-10% $-413	-5% $-324	+0% $-234	+5% $-145	+10% $-56
Rate	-1.0pp $-98	-0.5pp $-166	base $-234	+0.5pp $-304	+1.0pp $-375

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9240 Lockhart Rd Denham Springs, LA	4.0	2.0	2638	$3,750	$1.42	45d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $269,900 Active 99 DOM
2. 2026-06-17
   days on market $269,900 Active 98 DOM
3. 2026-06-16
   days on market $269,900 Active 97 DOM
4. 2026-06-15
   days on market $269,900 Active 96 DOM
5. 2026-06-14
   days on market $269,900 Active 94 DOM
6. 2026-06-13
   days on market $269,900 Active 93 DOM
7. 2026-06-10
   days on market $269,900 Active 91 DOM
8. 2026-06-09
   days on market $269,900 Active 90 DOM
9. 2026-06-08
   days on market $269,900 Active 89 DOM
10. 2026-06-07
    days on market $269,900 Active 88 DOM
11. 2026-06-03
    days on market $269,900 Active 84 DOM
12. 2026-06-02
    days on market $269,900 Active 83 DOM
13. 2026-06-01
    days on market $269,900 Active 82 DOM
14. 2026-05-31
    days on market $269,900 Active 81 DOM
15. 2026-05-31
    days on market $269,900 Active 80 DOM
16. 2026-04-21
    price $269,900 833-char remark

    Show marketing remark (833 chars)

    Solidly built, all-brick home conveniently located just minutes from the Antique Village and local schools. This spacious home offers 4 bedrooms and 3 full baths, along with multiple living spaces including a den and a large living room. The oversized living room features a cozy wood-burning fireplace, built-in bookcases, and ample space to accommodate large furniture or host family gatherings. The large walk-in pantry providing excellent storage. The primary suite is located at the rear of the home and offers two closets and a private bath. The fourth bedroom is also located at the back of the home and includes its own private bath, making it ideal for a college student, guest suite, or home office. Additional features include a two-car rear carport, extra exterior storage, and the convenience of a whole-house generator.

17. 2026-04-21
    price $269,900 833-char remark

    Show marketing remark (833 chars)

    Solidly built, all-brick home conveniently located just minutes from the Antique Village and local schools. This spacious home offers 4 bedrooms and 3 full baths, along with multiple living spaces including a den and a large living room. The oversized living room features a cozy wood-burning fireplace, built-in bookcases, and ample space to accommodate large furniture or host family gatherings. The large walk-in pantry providing excellent storage. The primary suite is located at the rear of the home and offers two closets and a private bath. The fourth bedroom is also located at the back of the home and includes its own private bath, making it ideal for a college student, guest suite, or home office. Additional features include a two-car rear carport, extra exterior storage, and the convenience of a whole-house generator.

18. 2026-03-11
    listed $279,000 Active 833-char remark

    Show marketing remark (833 chars)

    Solidly built, all-brick home conveniently located just minutes from the Antique Village and local schools. This spacious home offers 4 bedrooms and 3 full baths, along with multiple living spaces including a den and a large living room. The oversized living room features a cozy wood-burning fireplace, built-in bookcases, and ample space to accommodate large furniture or host family gatherings. The large walk-in pantry providing excellent storage. The primary suite is located at the rear of the home and offers two closets and a private bath. The fourth bedroom is also located at the back of the home and includes its own private bath, making it ideal for a college student, guest suite, or home office. Additional features include a two-car rear carport, extra exterior storage, and the convenience of a whole-house generator.

19. 2026-03-11
    listed $279,000 Active 833-char remark

    Show marketing remark (833 chars)

    Solidly built, all-brick home conveniently located just minutes from the Antique Village and local schools. This spacious home offers 4 bedrooms and 3 full baths, along with multiple living spaces including a den and a large living room. The oversized living room features a cozy wood-burning fireplace, built-in bookcases, and ample space to accommodate large furniture or host family gatherings. The large walk-in pantry providing excellent storage. The primary suite is located at the rear of the home and offers two closets and a private bath. The fourth bedroom is also located at the back of the home and includes its own private bath, making it ideal for a college student, guest suite, or home office. Additional features include a two-car rear carport, extra exterior storage, and the convenience of a whole-house generator.

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$713/yr (+$59/mo · 92.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,103
• − Mortgage interest: −$15,119
• − Property taxes: −$772
• − Insurance: −$6,468
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$7,852
• Taxable loss: −$7,443
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $-1,026/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

• Census place: Denham Springs, LA
• 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

-3.3% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $269,900 AcadianaMLS
• 2026-04-21 Price Changed $269,900 GBRMLS
• 2026-03-11 Listed $279,000 GBRMLS
• 2026-03-11 Listed $279,000 AcadianaMLS

Property tax history

-2.6%/yr

Latest (2024): $772 · -11.0% YoY. Source: county tax records.