Wells II A Plan · Walker, LA 70726

$236,990

4 bd · 2.0 ba · 1,550 sqft · SingleFamily · 483 Days on market

Poor 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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, and Siding Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Double Vanity in Master Bath - Separate Master Shower

Key facts

• Double vanity
• Open floor plan
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• WALK-IN MASTER CLOSET
• DOUBLE VANITY
• SEPARATE MASTER SHOWER

🏗️ New construction. The $236,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,631.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $237k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (15.7% below list).
• Recommended offer: $200k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#19 in LA, #3,999 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, 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 $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 483 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,847 (15.7% 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 483 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 A-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $243,631
• List price: $236,990
• Delta: -2.73%
• 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
11465 Rossow Ct	0.13mi	3/2.0 (-1)	1,617 (+4%)	1mo	$242,000	$150	81
25729 Raines Ave	0.41mi	4/2.0	1,568 (+1%)	1mo	$235,990	$151	78
25680 Tarver Dr	0.45mi	4/2.0	1,568 (+1%)	0mo	$237,660	$152	77
25692 Tarver Dr	0.46mi	4/2.0	1,568 (+1%)	0mo	$236,245	$151	76
11586 Water View Ave	0.27mi	3/2.0 (-1)	1,613 (+4%)	1mo	$240,000	$149	75
25662 Tarver Dr	0.49mi	4/2.0	1,568 (+1%)	2mo	$236,110	$151	74
25730 Raines Ave	0.41mi	3/2.0 (-1)	1,629 (+5%)	1mo	$243,655	$150	67
25669 Tarver Dr	0.49mi	3/2.0 (-1)	1,495 (-4%)	1mo	$239,985	$161	66
12656 Bald Eagle Dr	0.56mi	3/2.0 (-1)	1,521 (-2%)	3mo	$268,999	$177	63
25710 Tarver Dr	0.48mi	3/2.0 (-1)	1,463 (-6%)	3mo	$228,990	$157	61
25710 Tarver Dr	0.48mi	3/2.0 (-1)	1,463 (-6%)	3mo	$228,990	$157	61
12652 Brown Rd	0.57mi	4/2.0	1,669 (+8%)	3mo	$275,000	$165	58

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-44,447
• Equity at exit: $36,326

10-year hold

• IRR: -9.2%
• Equity multiple: 0.41×
• Total profit: $-40,161
• Equity at exit: $21,065

Cash invested: $68,217 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,278
• Tax est. 1.5%: −$305 /mo · $3,654/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-105

Break-even live

Break-even rent $2,131

Max offer price $228,454

Occupancy floor —

Sensitivity live

Price	-10% $63	-5% $-21	+0% $-105	+5% $-189	+10% $-273
Rent	-10% $-263	-5% $-184	+0% $-105	+5% $-26	+10% $53
Rate	-1.0pp $18	-0.5pp $-43	base $-105	+0.5pp $-168	+1.0pp $-232

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: $60,908
• Closing costs: $7,309
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	22d	1	0.32mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	44d	1	0.35mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	20d	1	0.44mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	15d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	44d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	15d	1	0.44mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	24d	1	0.44mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	44d	1	0.53mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	44d	1	0.96mi
11327 Shady Bnd Denham Springs, LA	4.0	2.0	1998	$2,150	$1.08	15d	1	0.98mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	44d	1	1.25mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	15d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $236,990 Active 483 DOM
2. 2026-06-17
   days on market $236,990 Active 482 DOM
3. 2026-06-16
   days on market $236,990 Active 481 DOM
4. 2026-06-15
   days on market $236,990 Active 480 DOM
5. 2026-06-14
   days on market $236,990 Active 478 DOM
6. 2026-06-13
   days on market $236,990 Active 477 DOM
7. 2026-06-10
   days on market $236,990 Active 475 DOM
8. 2026-06-08
   days on market $236,990 Active 473 DOM
9. 2026-06-07
   days on market $236,990 Active 472 DOM
10. 2026-06-03
    days on market $236,990 Active 468 DOM
11. 2026-06-02
    days on market $236,990 Active 467 DOM
12. 2026-06-01
    days on market $236,990 Active 466 DOM
13. 2026-05-31
    days on market $236,990 Active 465 DOM
14. 2026-05-31
    days on market $236,990 Active 464 DOM
15. 2025-02-20
    listed $236,990 Active 221-char remark

    Show marketing remark (221 chars)

    - Open Floor Plan - Four Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, and Siding Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Double Vanity in Master Bath - Separate Master Shower

ⓘ 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: $23,982
• − Mortgage interest: −$13,647
• − Property taxes: −$3,654
• − Insurance: −$1,218
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$7,087
• Taxable loss: −$5,463
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $52/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including exterior siding, interior walls, and landscaping. Immediate repairs will significantly improve its resale and rental value.

Repairs flagged

• Major exterior siding — Siding appears to be peeling and in poor condition
• Major interior walls — Paint appears chipped and peeling
• Major roof — No visible damage, but roof condition is unknown
• Major windows — No visible damage, but window condition is unknown
• Major HVAC/mechanicals — No visible damage, but HVAC condition is unknown
• Major landscaping — Landscaping appears overgrown and in poor condition

Value-add opportunities

• Resale exterior siding repair — Repairing peeling siding will improve curb appeal and home value
• Resale interior wall repair — Repairing chipped paint will improve interior appearance and home value
• Both landscaping — Landscaping will improve curb appeal and increase home value
• Rental HVAC maintenance — Maintaining HVAC will improve tenant satisfaction and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Siding appears to be peeling and in poor condition	Major	$15,000–50,000
interior walls · Paint appears chipped and peeling	Major	$15,000–50,000
roof · No visible damage, but roof condition is unknown	Major	$15,000–50,000
windows · No visible damage, but window condition is unknown	Major	$15,000–50,000
HVAC/mechanicals · No visible damage, but HVAC condition is unknown	Major	$15,000–50,000
landscaping · Landscaping appears overgrown and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale exterior siding repair — Repairing peeling siding will improve curb appeal and home value ↑
• Resale interior wall repair — Repairing chipped paint will improve interior appearance and home value ↑
• Both landscaping — Landscaping will improve curb appeal and increase home value ↑
• Rental HVAC maintenance — Maintaining HVAC will improve tenant satisfaction and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Walker

• Score: 75/100
• State rank: #19
• US rank: #3999

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 23,921
• 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

1 event — show timeline

• 2025-02-20 Listed $236,990 Zillow