23684 Windy Rdg · Denham Springs, LA 70726

$200,000

3 bd · 2.0 ba · 1,482 sqft · SingleFamily · 7 Days on market

Built 2009 0.30 ac lot Est $213k · 6% under $13/mo HOA · 1% of rent

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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 +17.7/30.0
• ARV discount +10.3/15.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• 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

QUALIFIES FOR 100% Special Financing. NO Flood Insurance Required. Located in Denham Springs just off Hwy 16, tucked away on a quiet cul-de-sac in South Point Subdivision. * One of the largest lots in the neighborhood * No rear neighbors for added privacy * Flood Zone X * Solar panels for energy efficiency * WiFi-enabled garage door for modern convenience * Long driveway with ample parking * Oversized living area with flexible, multi-use space * Spacious kitchen designed for gathering * Covered back patio overlooking a large backyard * Priced at $200,000 * Offered below market value * Opportunity to add your own touch with new paint and bedroom flooring Enjoy more room to roam than your neighbors while still being close to everything Denham Springs has to offer.

Key facts

• No rear neighbors
• Long driveway
• Covered back patio

Tags

• LARGEST LOTS
• NO REAR NEIGHBORS
• SOLAR PANELS
• WIFI-ENABLED GARAGE DOOR
• LONG DRIVEWAY
• COVERED BACK PATIO

Property features AI

Finance

• Other: Directions: Take I-12 to Range, right on Range to Hwy 16, left 5.8 miles approx on left.
• HOA & community: Homeowners association with an annual fee of $160 (about $13.33/month); Subdivision: South Point

Exterior

• Parking: 5 parking spaces total; Rear-facing garage with garage door opener; Off-street concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence (detached); Single-story; Model: The St. Bernard; Built by D.R. Horton, Inc. - Gulf Coast
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio; Full privacy wood fencing; Level lot; Cul-de-sac location; Sidewalks

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Indoor laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $185k (7.5% below list).
• Recommended offer: $185k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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.
• Current owner paid $140k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,926 (7.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $213,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23684 Windy Rdg	0.00mi	3/2.0	1,482 (0%)	0mo	$200,000	$135	100
23765 Southpoint Dr	0.22mi	3/2.0	1,472 (-1%)	1mo	$235,000	$160	88
23938 Teakwood Dr	0.34mi	3/2.5	1,470 (-1%)	3mo	$212,000	$144	79
23879 Southpoint Dr	0.14mi	3/2.0	1,630 (+10%)	0mo	$229,900	$141	76
23603 Southpoint Dr	0.51mi	3/2.0	1,483 (+0%)	1mo	$205,000	$138	75
23529 Country Manor Ave	0.27mi	4/2.0 (+1)	1,419 (-4%)	6mo	$205,000	$144	70
23532 Wellington Ave	0.33mi	4/2.0 (+1)	1,419 (-4%)	4mo	$195,000	$137	70
23964 Southpoint Dr	0.28mi	3/2.0	1,649 (+11%)	8mo	$250,000	$152	61
12235 Dove Hollow Dr	0.42mi	3/2.0	1,320 (-11%)	2mo	$225,000	$170	61
23680 Southpoint Dr	0.38mi	3/2.0	1,659 (+12%)	3mo	$230,000	$139	60
23644 Southpoint Dr	0.44mi	3/2.0	1,695 (+14%)	6mo	$220,000	$130	51
12652 Brown Rd	0.64mi	4/2.0 (+1)	1,669 (+13%)	3mo	$275,000	$165	41

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-20,706
• Equity at exit: $29,821

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,472
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$83
• HOA: −$13
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $160

Break-even live

Break-even rent $1,647

Max offer price $200,000

Occupancy floor 86%

Sensitivity live

Price	-10% $273	-5% $216	+0% $160	+5% $103	+10% $46
Rent	-10% $14	-5% $87	+0% $160	+5% $233	+10% $306
Rate	-1.0pp $260	-0.5pp $211	base $160	+0.5pp $108	+1.0pp $55

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	44d	1	0.07mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	15d	1	0.39mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	44d	1	0.42mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	44d	1	0.84mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	20d	1	0.94mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	24d	1	0.94mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	15d	1	0.94mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	44d	1	0.94mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	15d	1	0.94mi
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	22d	1	0.95mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	44d	1	0.95mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: internet

Listing history 12 events

1. 2026-04-29
   status Pending 772-char remark

   Show marketing remark (772 chars)

   QUALIFIES FOR 100% Special Financing. NO Flood Insurance Required. Located in Denham Springs just off Hwy 16, tucked away on a quiet cul-de-sac in South Point Subdivision. * One of the largest lots in the neighborhood * No rear neighbors for added privacy * Flood Zone X * Solar panels for energy efficiency * WiFi-enabled garage door for modern convenience * Long driveway with ample parking * Oversized living area with flexible, multi-use space * Spacious kitchen designed for gathering * Covered back patio overlooking a large backyard * Priced at $200,000 * Offered below market value * Opportunity to add your own touch with new paint and bedroom flooring Enjoy more room to roam than your neighbors while still being close to everything Denham Springs has to offer.

2. 2026-04-29
   status Pending

   Show marketing remark (772 chars)

   QUALIFIES FOR 100% Special Financing. NO Flood Insurance Required. Located in Denham Springs just off Hwy 16, tucked away on a quiet cul-de-sac in South Point Subdivision. * One of the largest lots in the neighborhood * No rear neighbors for added privacy * Flood Zone X * Solar panels for energy efficiency * WiFi-enabled garage door for modern convenience * Long driveway with ample parking * Oversized living area with flexible, multi-use space * Spacious kitchen designed for gathering * Covered back patio overlooking a large backyard * Priced at $200,000 * Offered below market value * Opportunity to add your own touch with new paint and bedroom flooring Enjoy more room to roam than your neighbors while still being close to everything Denham Springs has to offer.

3. 2026-04-21
   listed $200,000 Active 772-char remark

   Show marketing remark (772 chars)

   QUALIFIES FOR 100% Special Financing. NO Flood Insurance Required. Located in Denham Springs just off Hwy 16, tucked away on a quiet cul-de-sac in South Point Subdivision. * One of the largest lots in the neighborhood * No rear neighbors for added privacy * Flood Zone X * Solar panels for energy efficiency * WiFi-enabled garage door for modern convenience * Long driveway with ample parking * Oversized living area with flexible, multi-use space * Spacious kitchen designed for gathering * Covered back patio overlooking a large backyard * Priced at $200,000 * Offered below market value * Opportunity to add your own touch with new paint and bedroom flooring Enjoy more room to roam than your neighbors while still being close to everything Denham Springs has to offer.

4. 2026-04-21
   listed $200,000 Active

   Show marketing remark (772 chars)

   QUALIFIES FOR 100% Special Financing. NO Flood Insurance Required. Located in Denham Springs just off Hwy 16, tucked away on a quiet cul-de-sac in South Point Subdivision. * One of the largest lots in the neighborhood * No rear neighbors for added privacy * Flood Zone X * Solar panels for energy efficiency * WiFi-enabled garage door for modern convenience * Long driveway with ample parking * Oversized living area with flexible, multi-use space * Spacious kitchen designed for gathering * Covered back patio overlooking a large backyard * Priced at $200,000 * Offered below market value * Opportunity to add your own touch with new paint and bedroom flooring Enjoy more room to roam than your neighbors while still being close to everything Denham Springs has to offer.

5. 2025-01-07
   listed $210,000 Active
6. 2012-03-09
   soldstatus $140,000
7. 2012-01-05
   listed $143,500
8. 2012-01-05
   listed $143,500
9. 2009-03-02
   soldstatus
10. 2009-02-27
    soldstatus
11. 2008-12-13
    listed $141,000
12. 2008-12-13
    listed $141,000

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 · 22 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: $22,191
• − Mortgage interest: −$11,203
• − Property taxes: −$1,873
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$156
• − Depreciation: −$5,818
• Taxable loss: −$1,410
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $2,254/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

+41.8% since first listed

12 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-21 Listed $200,000 GBRMLS
• 2026-04-21 Listed $200,000 AcadianaMLS
• 2025-01-07 Listed $210,000 AcadianaMLS
• 2012-03-09 Sold (Public Records) $140,000 Public Records
• 2012-01-05 Listed $143,500 AcadianaMLS
• 2012-01-05 Listed $143,500 GBRMLS
• 2009-03-02 Sold (Public Records) — Public Records
• 2009-02-27 Sold (MLS) — GBRMLS
• 2008-12-13 Listed $141,000 GBRMLS
• 2008-12-13 Listed $141,000 AcadianaMLS

Property tax history

+3.7%/yr

Latest (2024): $1,873 · +23.8% YoY. Source: county tax records.