9874 Asheville Dr · Watson, LA 70706

$225,000

3 bd · 2.0 ba · 1,825 sqft · SingleFamily · 98 Days on market

Built 2001 0.26 ac lot $123/sqft · 10% below area Est $250k · 10% under $21/mo HOA · 1% of rent

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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).

• ARV discount +12.0/15.0
• Cash flow +10.5/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026. Storage space galore in the garage. Flood zone X and does not require flood insurance. *Structure square footage nor lot dimensions warranted by Realtor.

Key facts

• Flood zone x
• New roof
• 0.26 acre lot

Tags

• NEW ROOF
• FLOOD ZONE X
• CONVENIENT TO SHOPPING
• CONVENIENT TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.2% below list).
• Recommended offer: $175k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#50 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety 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: 344 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 98 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 25y 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 $190k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $175,000 (22.2% 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 98 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (median comp): $249,994
• List price: $225,000
• Delta: -10.00%
• 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
36000 Houmas House Ave	0.04mi	3/2.0	1,939 (+6%)	6mo	$249,900	$129	82
35576 Melrose Ave	0.47mi	3/2.0	1,751 (-4%)	3mo	$239,000	$136	69
8818 Wyeth Dr	0.39mi	3/2.0	1,884 (+3%)	9mo	$333,000	$177	69
8589 R Dawes Dr	0.55mi	3/2.5	1,849 (+1%)	2mo	$295,000	$160	69
8683 R Dawes Dr	0.37mi	3/2.5	1,909 (+5%)	6mo	$315,000	$165	68
35630 Melrose Ave	0.38mi	3/2.0	1,758 (-4%)	10mo	$250,000	$142	68
8850 Beauvoir Ave	0.23mi	4/2.0 (+1)	1,960 (+7%)	7mo	$279,900	$143	66
35983 Raleigh Dr	0.31mi	4/2.0 (+1)	1,988 (+9%)	3mo	$255,000	$128	63
35694 Melrose Ave	0.27mi	3/2.0	1,585 (-13%)	8mo	$210,000	$132	59
36395 Page Dr	0.52mi	3/2.5	1,934 (+6%)	9mo	$349,900	$181	56
36450 Dialtha Dr	0.65mi	4/2.5 (+1)	1,935 (+6%)	6mo	$345,000	$178	48
37716 Rue De Vior	0.71mi	4/3.0 (+1)	2,036 (+12%)	6mo	$319,900	$157	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-43,925
• Equity at exit: $33,548

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-47,883
• Equity at exit: $19,454

Cash invested: $63,000 (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 70706

• Active inventory: 344
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$94
• HOA: −$21
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-117

Break-even live

Break-even rent $1,898

Max offer price $204,315

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-53	+0% $-117	+5% $-181	+10% $-244
Rent	-10% $-255	-5% $-186	+0% $-117	+5% $-48	+10% $21
Rate	-1.0pp $-4	-0.5pp $-60	base $-117	+0.5pp $-175	+1.0pp $-235

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10552 Tumbleweed Dr Denham Springs, LA	3.0	2.0	1463	$1,750	$1.20	45d	1	1.50mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 50 events

1. 2026-06-22
   days on market $225,000 Active 98 DOM
2. 2026-06-18
   days on market $225,000 Active 95 DOM
3. 2026-06-17
   days on market $225,000 Active 94 DOM
4. 2026-06-16
   days on market $225,000 Active 93 DOM
5. 2026-06-15
   days on market $225,000 Active 92 DOM
6. 2026-06-14
   days on market $225,000 Active 90 DOM
7. 2026-06-13
   days on market $225,000 Active 89 DOM
8. 2026-06-10
   days on market $225,000 Active 87 DOM
9. 2026-06-09
   days on market $225,000 Active 86 DOM
10. 2026-06-08
    days on market $225,000 Active 85 DOM
11. 2026-06-07
    days on market $225,000 Active 84 DOM
12. 2026-06-03
    days on market $225,000 Active 80 DOM
13. 2026-06-02
    days on market $225,000 Active 79 DOM
14. 2026-06-01
    days on market $225,000 Active 78 DOM
15. 2026-05-31
    days on market $225,000 Active 77 DOM
16. 2026-05-31
    days on market $225,000 Active 76 DOM
17. 2026-05-14
    status Active 308-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

18. 2026-05-14
    status Active 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

19. 2026-05-04
    status Pending 308-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

20. 2026-05-04
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

21. 2026-04-06
    status Active 308-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

22. 2026-04-06
    status Active 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

23. 2026-02-16
    status Pending 308-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

24. 2026-02-16
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

25. 2026-01-21
    status Active 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

26. 2026-01-20
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

27. 2026-01-14
    listed $225,000 Active 308-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

28. 2026-01-14
    listed $225,000 Active 329-char remark

    Show marketing remark (329 chars)

    Desirable Richmond Place. This beautiful three bedroom, two bath home, awaits your personal touches to make it your dream home. New roof as of March 2026.  Storage space galore in the garage.   Flood zone X and does not require flood insurance.   * Structure square footage nor lot dimensions warranted by Realtor.

29. 2025-09-29
    status Active
30. 2025-09-17
    status Pending
31. 2025-06-09
    status Active
32. 2025-05-30
    status Pending
33. 2025-05-09
    status Active
34. 2025-05-01
    status Pending
35. 2025-03-21
    status Active
36. 2025-03-19
    historical Active Under Contract
37. 2025-03-14
    listed $230,000 Active
38. 2025-03-14
    listed $230,000 Active
39. 2025-03-14
    listed $230,000
40. 2019-06-03
    soldstatus $189,900
41. 2019-04-29
    historical
42. 2019-02-25
    status Active
43. 2019-02-25
    historical
44. 2019-01-25
    price $189,900
45. 2018-10-03
    price $195,500
46. 2018-08-01
    listed $199,500 Active
47. 2018-08-01
    listed $189,900
48. 2018-05-29
    soldstatus Sold
49. 2018-05-02
    status Pending
50. 2018-04-25
    status Active

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$12,603
• − Property taxes: −$2,459
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$252
• − Depreciation: −$6,545
• Taxable loss: −$5,345
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-122/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 — Watson

• Score: 71/100
• State rank: #50
• US rank: #7247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,621

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 15% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada, China

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: ▼ -88.82%
• Current HPI: 160.2185
• Rent YoY: —
• Metro: —
• 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

+104.7% since first listed

50 events — show timeline

• 2026-05-14 Relisted — AcadianaMLS
• 2026-05-14 Relisted — GBRMLS
• 2026-05-04 Pending — AcadianaMLS
• 2026-05-04 Pending — GBRMLS
• 2026-04-06 Relisted — AcadianaMLS
• 2026-04-06 Relisted — GBRMLS
• 2026-02-16 Pending — AcadianaMLS
• 2026-02-16 Pending — GBRMLS
• 2026-01-21 Relisted — GBRMLS
• 2026-01-20 Pending — GBRMLS
• 2026-01-14 Listed $225,000 GBRMLS
• 2026-01-14 Listed $225,000 AcadianaMLS
• 2025-09-29 Relisted — GBRMLS
• 2025-09-17 Pending — GBRMLS
• 2025-06-09 Relisted — GBRMLS
• 2025-05-30 Pending — GBRMLS
• 2025-05-09 Relisted — GBRMLS
• 2025-05-01 Pending — GBRMLS
• 2025-03-21 Relisted — GBRMLS
• 2025-03-19 Contingent — GBRMLS
• 2025-03-14 Listed $230,000 AcadianaMLS
• 2025-03-14 Listed $230,000 GBRMLS
• 2025-03-14 Listed $230,000 AcadianaMLS
• 2019-06-03 Sold (Public Records) $189,900 Public Records
• 2019-04-29 Delisted — GBRMLS
• 2019-02-25 Relisted — GBRMLS
• 2019-02-25 Delisted — GBRMLS
• 2019-01-25 Price Changed $189,900 GBRMLS
• 2018-10-03 Price Changed $195,500 GBRMLS
• 2018-08-01 Listed $189,900 AcadianaMLS
• 2018-08-01 Listed $199,500 GBRMLS
• 2018-05-29 Sold (MLS) — GBRMLS
• 2018-05-02 Pending — GBRMLS
• 2018-04-25 Relisted — GBRMLS
• 2018-03-13 Pending — GBRMLS
• 2018-02-26 Listed $144,900 AcadianaMLS
• 2018-02-26 Listed $144,900 GBRMLS
• 2016-06-11 Delisted — GBRMLS
• 2016-05-05 Relisted — GBRMLS
• 2016-04-14 Pending — GBRMLS
• 2016-03-30 Price Changed $169,900 GBRMLS
• 2015-12-14 Listed $175,000 GBRMLS
• 2015-12-10 Listed $169,900 AcadianaMLS
• 2007-01-29 Sold (Public Records) — Public Records
• 2007-01-26 Sold (MLS) — GBRMLS
• 2006-11-27 Listed $159,900 AcadianaMLS
• 2006-11-27 Listed $159,900 GBRMLS
• 2001-10-31 Sold (MLS) — GBRMLS
• 2001-06-12 Listed $109,900 GBRMLS
• 2001-06-12 Listed $109,900 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2024): $2,459 · +20.8% YoY. Source: county tax records.