12925 Bonnie Bleu Dr · Walker, LA 70726

$229,900

4 bd · 2.0 ba · 1,998 sqft · SingleFamily · 148 Days on market

Built 2006 9,583 sqft lot $115/sqft · 7% below area Est $247k · 7% under $20/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 +19.0/30.0
• ARV discount +10.6/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*See attached video tour* OPEN HOUSE April 24th 2-4pm! Welcome home to this 4 bedroom, 2 bath gem in a wonderful neighborhood known for its great schools and friendly atmosphere. Enjoy worry-free living with a newer roof, brand new carpet, and fresh paint throughout. The fully fenced backyard is perfect for entertaining, hosting crawfish boils, grilling, gardening, and letting the dogs run. Located in Flood Zone X and did not flood, this home is clean, updated, and ready for its next owners to make it their own. Schedule your private showing today!

Key facts

• Updated
• Newer roof
• Clean

Tags

• NEWER ROOF
• FULLY FENCED BACKYARD
• CLEAN
• UPDATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (3.5% below list).
• Recommended offer: $197k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 7.6% 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: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 2 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 $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 148 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $197,140 (14.2% 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 148 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
8. 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?
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: 0.96% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $246,960
• List price: $229,900
• Delta: -6.91%
• 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
26373 Poplar Glen Dr	0.21mi	4/2.0	2,000 (+0%)	10mo	$260,000	$130	82
26040 Willow Wood Dr	0.21mi	4/2.0	1,998 (0%)	14mo	$250,000	$125	78
12726 Bonnie Bleu Dr	0.36mi	4/2.0	1,998 (0%)	10mo	$239,900	$120	75
26328 Millstone Dr	0.38mi	4/2.0	1,998 (0%)	10mo	$250,000	$125	74
26017 Willow Wood St	0.24mi	3/2.0 (-1)	1,894 (-5%)	3mo	$249,000	$131	73
12783 Bonnie Bleu Dr	0.24mi	3/2.0 (-1)	1,894 (-5%)	3mo	$206,000	$109	72
26184 Glenbrooke Dr	0.57mi	4/2.0	1,998 (0%)	2mo	$249,500	$125	72
26096 Avondale Ct	0.09mi	3/2.0 (-1)	1,829 (-8%)	9mo	$207,000	$113	69
25942 Willow Wood Dr	0.38mi	3/2.0 (-1)	1,908 (-4%)	15mo	$239,900	$126	57
26079 Burlwood Ave	0.36mi	4/2.5	2,285 (+14%)	3mo	$265,000	$116	55
25672 Buffwood St	0.58mi	4/2.0	1,820 (-9%)	5mo	$235,000	$129	54
26032 Glenbrooke Dr	0.71mi	4/2.0	1,976 (-1%)	14mo	$239,500	$121	54

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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-46,950
• Equity at exit: $34,279

10-year hold

• IRR: -11.7%
• Equity multiple: 0.27×
• Total profit: $-47,292
• Equity at exit: $19,878

Cash invested: $64,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$20
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-185

Break-even live

Break-even rent $2,453

Max offer price $197,140

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-120	+0% $-185	+5% $-251	+10% $-316
Rent	-10% $-361	-5% $-273	+0% $-185	+5% $-98	+10% $-10
Rate	-1.0pp $-70	-0.5pp $-127	base $-185	+0.5pp $-245	+1.0pp $-306

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	44d	1	1.24mi
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	24d	1	1.25mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 24 events

1. 2026-06-18
   days on market $229,900 Active 148 DOM
2. 2026-06-17
   days on market $229,900 Active 147 DOM
3. 2026-06-16
   days on market $229,900 Active 146 DOM
4. 2026-06-15
   days on market $229,900 Active 145 DOM
5. 2026-06-14
   days on market $229,900 Active 143 DOM
6. 2026-06-13
   days on market $229,900 Active 142 DOM
7. 2026-06-10
   days on market $229,900 Active 140 DOM
8. 2026-06-08
   days on market $229,900 Active 138 DOM
9. 2026-06-07
   remarks 584-char remark
10. 2026-06-07
    pricedays on market $229,900 Active 137 DOM
11. 2026-06-03
    days on market $239,900 Active 133 DOM
12. 2026-06-02
    days on market $239,900 Active 132 DOM
13. 2026-06-01
    days on market $239,900 Active 131 DOM
14. 2026-05-31
    days on market $239,900 Active 130 DOM
15. 2026-05-31
    days on market $239,900 Active 129 DOM
16. 2026-04-04
    price $239,900 554-char remark

    Show marketing remark (557 chars)

    * See attached video tour * OPEN HOUSE April 24th 2-4pm! Welcome home to this 4 bedroom, 2 bath gem in a wonderful neighborhood known for its great schools and friendly atmosphere. Enjoy worry-free living with a newer roof, brand new carpet, and fresh paint throughout. The fully fenced backyard is perfect for entertaining, hosting crawfish boils, grilling, gardening, and letting the dogs run. Located in Flood Zone X and did not flood, this home is clean, updated, and ready for its next owners to make it their own. Schedule your private showing today!

17. 2026-04-04
    price $239,900 557-char remark

    Show marketing remark (557 chars)

    * See attached video tour * OPEN HOUSE April 24th 2-4pm! Welcome home to this 4 bedroom, 2 bath gem in a wonderful neighborhood known for its great schools and friendly atmosphere. Enjoy worry-free living with a newer roof, brand new carpet, and fresh paint throughout. The fully fenced backyard is perfect for entertaining, hosting crawfish boils, grilling, gardening, and letting the dogs run. Located in Flood Zone X and did not flood, this home is clean, updated, and ready for its next owners to make it their own. Schedule your private showing today!

18. 2026-01-21
    listed $249,900 Active 554-char remark

    Show marketing remark (557 chars)

    * See attached video tour * OPEN HOUSE April 24th 2-4pm! Welcome home to this 4 bedroom, 2 bath gem in a wonderful neighborhood known for its great schools and friendly atmosphere. Enjoy worry-free living with a newer roof, brand new carpet, and fresh paint throughout. The fully fenced backyard is perfect for entertaining, hosting crawfish boils, grilling, gardening, and letting the dogs run. Located in Flood Zone X and did not flood, this home is clean, updated, and ready for its next owners to make it their own. Schedule your private showing today!

19. 2026-01-21
    listed $249,900 Active 557-char remark

    Show marketing remark (557 chars)

    * See attached video tour * OPEN HOUSE April 24th 2-4pm! Welcome home to this 4 bedroom, 2 bath gem in a wonderful neighborhood known for its great schools and friendly atmosphere. Enjoy worry-free living with a newer roof, brand new carpet, and fresh paint throughout. The fully fenced backyard is perfect for entertaining, hosting crawfish boils, grilling, gardening, and letting the dogs run. Located in Flood Zone X and did not flood, this home is clean, updated, and ready for its next owners to make it their own. Schedule your private showing today!

20. 2023-02-20
    soldstatus
21. 2022-12-29
    listed $1,600
22. 2022-09-19
    soldstatus
23. 2022-08-22
    listed $1,600
24. 2006-10-05
    soldstatus

ⓘ 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: $2,274 · $190/mo
• Projected year-2 tax: $2,274 · $190/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 AE · 0% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,613
• − Mortgage interest: −$12,878
• − Property taxes: −$2,274
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$240
• − Depreciation: −$6,688
• Taxable loss: −$5,993
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-787/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): 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

+14893.8% since first listed

9 events — show timeline

• 2026-04-04 Price Changed $239,900 AcadianaMLS
• 2026-04-04 Price Changed $239,900 GBRMLS
• 2026-01-21 Listed $249,900 GBRMLS
• 2026-01-21 Listed $249,900 AcadianaMLS
• 2023-02-20 Sold (MLS) — GBRMLS
• 2022-12-29 Listed $1,600 GBRMLS
• 2022-09-19 Sold (MLS) — GBRMLS
• 2022-08-22 Listed $1,600 GBRMLS
• 2006-10-05 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2024): $2,274 · +14.3% YoY. Source: county tax records.