13725 Hartman Ln · Walker, LA 70785

$99,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 14 Days on market

Built 1996 0.37 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers the perfect blend of comfort, convenience, and security. Featuring a spacious garage and a stylish electric gated entrance, you'll enjoy both functionality and peace of mind. The expansive yard provides plenty of room to relax, entertain, or simply enjoy the serene surroundings. Ideally located just minutes from shopping, restaurants, schools, and easy access to I-12, this home makes commuting and everyday errands a breeze while still offering a quiet, country-like setting. Refrigerator, washer & dryer to remain.

Key facts

• Expansive yard
• Easy access to i-12
• 0.37 acre lot

Tags

• ELECTRIC GATED ENTRANCE
• EXPANSIVE YARD
• MINUTES FROM SHOPPING
• EASY ACCESS TO I-12
• QUIET COUNTRY-LIKE SETTING

Property features AI

Exterior

• Parking: 2 parking spaces
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Other foundation
• Exterior features: Lot roughly 0.37 acres (approx. 16,160.76 sq ft); Lot dimensions: 118.40 x 151.50 x 70.00 x 208.71

Interior

• Kitchen: Refrigerator included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.4% vs local median 4.8% in Walker — 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 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: 253 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $99,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.71% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.47%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,069
• Equity at exit: $14,895

10-year hold

• IRR: 14.3%
• Equity multiple: 2.16×
• Total profit: $32,412
• Equity at exit: $8,638

Cash invested: $27,972 (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 70785

• Home prices YoY: -34.0%
• Active inventory: 253
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$524
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $330

Break-even live

Break-even rent $1,285

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12318 Village Dr Walker, LA	3.0	2.5	1525	$1,650	$1.08	23d	1	0.60mi
12321 Village Dr Walker, LA	3.0	2.5	1525	$1,650	$1.08	43d	1	0.62mi
13176 Brian Park Dr Walker, LA	3.0	2.0	1548	$1,700	$1.10	23d	1	0.77mi
13080 Burgess Ave #8 Walker, LA	2.0	1.5	1088	$1,300	$1.19	43d	1	1.25mi
30100 Walker Rd N Walker, LA	1.0–3.0	1.0–2.0	1019	$1,753	$1.72	14d	15	1.30mi
30024 King St Unit D Walker, LA	2.0	2.0	977	$1,400	$1.43	43d	1	1.38mi

Listing history 11 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-14
   days on market $99,900 Active 9 DOM
6. 2026-06-13
   days on market $99,900 Active 8 DOM
7. 2026-06-10
   days on market $99,900 Active 6 DOM
8. 2026-06-09
   days on market $99,900 Active 5 DOM
9. 2026-06-08
   days on market $99,900 Active 4 DOM
10. 2026-06-07
    remarks 541-char remark
11. 2026-06-07
    listed $99,900 Active 3 DOM

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$269/yr (+$22/mo · 96.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,440
• − Mortgage interest: −$5,596
• − Property taxes: −$280
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$2,906
• Taxable income: $2,769
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,298/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 — 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): 23,921
• Household income: $89,103
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 343.0

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 97% English-only · Chinese 1% Spanish 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: ▼ -84.92%
• Current HPI: 164.6373
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $99,900 AcadianaMLS
• 2026-06-04 Listed $99,900 GBRMLS

Property tax history

-2.1%/yr

Latest (2024): $280 · -12.2% YoY. Source: county tax records.