23857 Rosemont Ave · Denham Springs, LA 70726

$210,000

4 bd · 2.0 ba · 1,982 sqft · SingleFamily · 60 Days on market

Built 2004 9,147 sqft lot $106/sqft · 12% below area Est $238k · 12% under $17/mo HOA · 1% of rent

---

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 +18.4/30.0
• ARV discount +12.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don’t just walk into this home… you feel it the moment the door opens. Sunlight pours through every corner, wrapping the space in warmth and energy. The soaring vaulted ceilings create an immediate sense of freedom, while the inviting family room—anchored by a cozy gas ventless fireplace—sets the tone for quiet nights, lively gatherings, and everything in between. This isn’t just a layout. It’s a flow. Step through the entry foyer and you’re guided into a seamless circular living space designed for real life—where conversations carry, laughter echoes, and memories are made effortlessly. The open kitchen becomes the heart of it all, featuring abundant cabinetry, a breakfast bar perfect for morning routines, and a dining area ready for everything from quick meals to holiday dinners. And then… there’s your retreat. The primary suite is more than spacious—it’s a sanctuary. Dual walk-in closets give you the space you’ve always wanted, while the spa-like bath offers the best of both worlds: a separate shower and a deep garden tub to unwind at the end of the day. Every detail was designed with ease in mind—from the centrally located laundry area to the low-maintenance brick and vinyl exterior that lets you spend less time working and more time living. A two-car garage adds convenience. The location adds value. The price adds urgency. Because homes like this—offering this much space, light, and lifestyle—don’t sit still. This is your opportunity to step into comfort, style, and possibility… but you’ll need to act fast. Must sell. Seller is ready and will consider all reasonable offers (subject to bank approval). Approval letter required. If you’ve been waiting for “the one” … this might just, be it. Schedule your private tour today before someone else calls it home.

Key facts

• Dual walk-in closets
• Dining area
• Abundant cabinetry

Tags

• VAULTED CEILINGS
• GAS VENTLESS FIREPLACE
• ABUNDANT CABINETRY
• BREAKFAST BAR
• DINING AREA
• DUAL WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (4.6% below list).
• Recommended offer: $200k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% 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 $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 60 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 22y ago; this cycle's ask has dropped $29k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,444 (4.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $237,578
• List price: $210,000
• Delta: -11.61%
• 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
23714 Springhill Dr	0.10mi	4/2.0	1,998 (+1%)	9mo	$249,000	$125	87
23867 Southpoint Dr	0.07mi	4/2.0	1,998 (+1%)	13mo	$235,900	$118	85
23801 Rosemont Ave	0.10mi	3/2.0 (-1)	1,967 (-1%)	15mo	$238,000	$121	76
23967 Terrace Ave	0.41mi	4/2.0	2,007 (+1%)	13mo	$240,000	$120	68
23910 Rosemont Ave	0.11mi	3/2.0 (-1)	1,829 (-8%)	13mo	$230,000	$126	66
23839 Snowdon Ave	0.49mi	3/2.0 (-1)	1,909 (-4%)	4mo	$280,000	$147	63
23907 Waterford Ct	0.10mi	4/2.0	2,266 (+14%)	12mo	$259,000	$114	61
23685 Sweetbriar Ct	0.30mi	3/2.0 (-1)	1,860 (-6%)	14mo	$235,000	$126	59
25705 Tarver Dr	0.70mi	4/2.5	1,851 (-7%)	3mo	$268,990	$145	52
25705 Tarver Dr	0.70mi	4/2.5	1,851 (-7%)	3mo	$268,990	$145	52
23644 Southpoint Dr	0.50mi	3/2.0 (-1)	1,695 (-14%)	6mo	$220,000	$130	43
23853 Springhill Dr	0.35mi	3/2.0 (-1)	1,711 (-14%)	16mo	$225,000	$132	42

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-19,797
• Equity at exit: $31,312

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,930
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$88
• HOA: −$17
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $197

Break-even live

Break-even rent $1,755

Max offer price $210,000

Occupancy floor 85%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	14d	1	0.14mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	43d	1	0.20mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	43d	1	0.29mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	14d	1	0.51mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	43d	1	0.70mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	19d	1	0.81mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	23d	1	0.81mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	14d	1	0.81mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	43d	1	0.81mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	0.81mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	21d	1	0.82mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	43d	1	0.82mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 46 events

1. 2026-06-18
   days on market $210,000 Active 60 DOM
2. 2026-06-17
   days on market $210,000 Active 59 DOM
3. 2026-06-16
   days on market $210,000 Active 58 DOM
4. 2026-06-15
   days on market $210,000 Active 57 DOM
5. 2026-06-14
   days on market $210,000 Active 55 DOM
6. 2026-06-13
   days on market $210,000 Active 54 DOM
7. 2026-06-10
   days on market $210,000 Active 52 DOM
8. 2026-06-09
   days on market $210,000 Active 51 DOM
9. 2026-06-08
   days on market $210,000 Active 50 DOM
10. 2026-06-07
    days on market $210,000 Active 49 DOM
11. 2026-06-03
    days on market $210,000 Active 45 DOM
12. 2026-06-02
    days on market $210,000 Active 44 DOM
13. 2026-06-01
    days on market $210,000 Active 43 DOM
14. 2026-05-31
    days on market $210,000 Active 42 DOM
15. 2026-05-31
    days on market $210,000 Active 41 DOM
16. 2026-04-19
    price $210,000 1934-char remark

    Show marketing remark (1817 chars)

    You don't just walk into this home... you feel it the moment the door opens. Sunlight pours through every corner, wrapping the space in warmth and energy. The soaring vaulted ceilings create an immediate sense of freedom, while the inviting family room--anchored by a cozy gas ventless fireplace--sets the tone for quiet nights, lively gatherings, and everything in between. This isn't just a layout. It's a flow. Step through the entry foyer and you're guided into a seamless circular living space designed for real life--where conversations carry, laughter echoes, and memories are made effortlessly. The open kitchen becomes the heart of it all, featuring abundant cabinetry, a breakfast bar perfect for morning routines, and a dining area ready for everything from quick meals to holiday dinners. And then... there's your retreat. The primary suite is more than spacious--it's a sanctuary. Dual walk-in closets give you the space you've always wanted, while the spa-like bath offers the best of both worlds: a separate shower and a deep garden tub to unwind at the end of the day. Every detail was designed with ease in mind--from the centrally located laundry area to the low-maintenance brick and vinyl exterior that lets you spend less time working and more time living. A two-car garage adds convenience. The location adds value. The price adds urgency. Because homes like this--offering this much space, light, and lifestyle--don't sit still. This is your opportunity to step into comfort, style, and possibility... but you'll need to act fast. Must sell. Seller is ready and will consider all reasonable offers (subject to bank approval). Approval letter required. If you've been waiting for "the one" ... this might just, be it. Schedule your private tour today before someone else calls it home.

17. 2026-04-19
    listed $239,000 Active 1934-char remark

    Show marketing remark (1817 chars)

    You don't just walk into this home... you feel it the moment the door opens. Sunlight pours through every corner, wrapping the space in warmth and energy. The soaring vaulted ceilings create an immediate sense of freedom, while the inviting family room--anchored by a cozy gas ventless fireplace--sets the tone for quiet nights, lively gatherings, and everything in between. This isn't just a layout. It's a flow. Step through the entry foyer and you're guided into a seamless circular living space designed for real life--where conversations carry, laughter echoes, and memories are made effortlessly. The open kitchen becomes the heart of it all, featuring abundant cabinetry, a breakfast bar perfect for morning routines, and a dining area ready for everything from quick meals to holiday dinners. And then... there's your retreat. The primary suite is more than spacious--it's a sanctuary. Dual walk-in closets give you the space you've always wanted, while the spa-like bath offers the best of both worlds: a separate shower and a deep garden tub to unwind at the end of the day. Every detail was designed with ease in mind--from the centrally located laundry area to the low-maintenance brick and vinyl exterior that lets you spend less time working and more time living. A two-car garage adds convenience. The location adds value. The price adds urgency. Because homes like this--offering this much space, light, and lifestyle--don't sit still. This is your opportunity to step into comfort, style, and possibility... but you'll need to act fast. Must sell. Seller is ready and will consider all reasonable offers (subject to bank approval). Approval letter required. If you've been waiting for "the one" ... this might just, be it. Schedule your private tour today before someone else calls it home.

18. 2026-04-19
    listed $210,000 Active 1817-char remark

    Show marketing remark (1817 chars)

    You don't just walk into this home... you feel it the moment the door opens. Sunlight pours through every corner, wrapping the space in warmth and energy. The soaring vaulted ceilings create an immediate sense of freedom, while the inviting family room--anchored by a cozy gas ventless fireplace--sets the tone for quiet nights, lively gatherings, and everything in between. This isn't just a layout. It's a flow. Step through the entry foyer and you're guided into a seamless circular living space designed for real life--where conversations carry, laughter echoes, and memories are made effortlessly. The open kitchen becomes the heart of it all, featuring abundant cabinetry, a breakfast bar perfect for morning routines, and a dining area ready for everything from quick meals to holiday dinners. And then... there's your retreat. The primary suite is more than spacious--it's a sanctuary. Dual walk-in closets give you the space you've always wanted, while the spa-like bath offers the best of both worlds: a separate shower and a deep garden tub to unwind at the end of the day. Every detail was designed with ease in mind--from the centrally located laundry area to the low-maintenance brick and vinyl exterior that lets you spend less time working and more time living. A two-car garage adds convenience. The location adds value. The price adds urgency. Because homes like this--offering this much space, light, and lifestyle--don't sit still. This is your opportunity to step into comfort, style, and possibility... but you'll need to act fast. Must sell. Seller is ready and will consider all reasonable offers (subject to bank approval). Approval letter required. If you've been waiting for "the one" ... this might just, be it. Schedule your private tour today before someone else calls it home.

19. 2024-01-17
    soldstatus $235,000
20. 2024-01-12
    soldstatus Sold
21. 2023-12-19
    status Pending
22. 2023-12-12
    status Active
23. 2023-12-07
    status Pending
24. 2023-11-30
    status Active
25. 2023-11-07
    historical
26. 2023-11-03
    status Active
27. 2023-10-20
    status Pending
28. 2023-10-04
    price $240,000
29. 2023-09-16
    price $250,000
30. 2023-09-16
    price $245,000
31. 2023-09-15
    status Active
32. 2023-07-27
    status Pending
33. 2023-07-06
    listed $250,000 Active
34. 2023-07-06
    listed $240,000
35. 2010-04-09
    soldstatus
36. 2008-03-21
    listed $169,000
37. 2008-03-21
    listed $169,000
38. 2007-09-25
    listed $176,900
39. 2007-09-25
    listed $176,900
40. 2007-06-04
    soldstatus
41. 2007-05-29
    soldstatus
42. 2007-03-29
    listed $169,900
43. 2007-03-29
    listed $169,900
44. 2004-05-14
    soldstatus
45. 2004-01-20
    listed $126,800
46. 2004-01-20
    listed $126,800

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,053
• − Mortgage interest: −$11,763
• − Property taxes: −$2,168
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$204
• − Depreciation: −$6,109
• Taxable loss: −$1,089
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $2,627/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

• 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

+65.6% since first listed

31 events — show timeline

• 2026-04-19 Price Changed $210,000 GBRMLS
• 2026-04-19 Listed $239,000 GBRMLS
• 2026-04-19 Listed $210,000 AcadianaMLS
• 2024-01-17 Sold (Public Records) $235,000 Public Records
• 2024-01-12 Sold (MLS) — GBRMLS
• 2023-12-19 Pending — GBRMLS
• 2023-12-12 Relisted — GBRMLS
• 2023-12-07 Pending — GBRMLS
• 2023-11-30 Relisted — GBRMLS
• 2023-11-07 Delisted — GBRMLS
• 2023-11-03 Relisted — GBRMLS
• 2023-10-20 Pending — GBRMLS
• 2023-10-04 Price Changed $240,000 GBRMLS
• 2023-09-16 Price Changed $250,000 GBRMLS
• 2023-09-16 Price Changed $245,000 GBRMLS
• 2023-09-15 Relisted — GBRMLS
• 2023-07-27 Pending — GBRMLS
• 2023-07-06 Listed $240,000 AcadianaMLS
• 2023-07-06 Listed $250,000 GBRMLS
• 2010-04-09 Sold (Public Records) — Public Records
• 2008-03-21 Listed $169,000 AcadianaMLS
• 2008-03-21 Listed $169,000 GBRMLS
• 2007-09-25 Listed $176,900 AcadianaMLS
• 2007-09-25 Listed $176,900 GBRMLS
• 2007-06-04 Sold (Public Records) — Public Records
• 2007-05-29 Sold (MLS) — GBRMLS
• 2007-03-29 Listed $169,900 AcadianaMLS
• 2007-03-29 Listed $169,900 GBRMLS
• 2004-05-14 Sold (MLS) — GBRMLS
• 2004-01-20 Listed $126,800 GBRMLS
• 2004-01-20 Listed $126,800 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2024): $2,168 · +23.9% YoY. Source: county tax records.