30780 Weiss Rd · Walker, LA 70785

$140,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 16 Days on market

Manufactured home Built 2018 Good condition 0.48 ac lot $117/sqft · 13% below area Est $162k · 13% under ↓ 5% since listing

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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 +13.5/15.0
• Cash flow +12.3/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.0

Listing remarks MLS

Welcome home to this beautifully maintained home nestled on nearly half an acre in Walker. This 3 bedroom, 2 bath home is move in ready and located in a peaceful, country setting. Inside you will find an open floor plan where the living area and kitchen flow seamlessly. The primary bedroom features a large walk-in closet while the ensuite bathroom features a relaxing soaking tub and separate shower. Home is located in Flood Zone X, so does not require flood insurance. Home can qualify for 100% financing for qualified buyers.

Key facts

• Open floor plan
• Soaking tub
• Separate shower

Tags

• OPEN FLOOR PLAN
• LARGE WALK-IN CLOSET
• SOAKING TUB
• SEPARATE SHOWER
• PEACEFUL COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (14.9% below list).
• Recommended offer: $119k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% 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: 454 active listings in the ZIP; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent is only 16% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,097 (14.9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $161,500
• List price: $140,000
• Delta: -13.31%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30772 Weiss Rd	0.02mi	3/2.0	1,200 (0%)	5mo	$158,000	$132	95
19952 Georgia St	1.27mi	3/2.0	1,154 (-4%)	7mo	$109,900	$95	53
3000 Ware Ln	2.24mi	3/2.0	1,280 (+7%)	12mo	$92,500	$72	44
29549 Bloss Ave	1.88mi	3/2.0	1,323 (+10%)	13mo	$159,900	$121	37
20110 Circle Dr	1.56mi	3/1.0	856 (-29%)	4mo	$108,000	$126	32
29985 Bram St	1.78mi	4/2.0 (+1)	1,542 (+28%)	5mo	$255,000	$165	31
29741 S Cedar St	1.84mi	4/2.0 (+1)	1,330 (+11%)	14mo	$169,900	$128	31
20260 Iowa St	1.70mi	3/2.0	1,450 (+21%)	13mo	$215,940	$149	30
29631 Cedar St	1.95mi	3/2.0	1,540 (+28%)	14mo	$220,000	$143	29
21018 April Ln	2.04mi	3/2.0	1,540 (+28%)	15mo	$250,000	$162	28
29928 Cypress St	1.68mi	4/3.0 (+1)	1,441 (+20%)	8mo	$165,000	$115	25
29946 Shell Hughes Ln	1.84mi	3/1.0	996 (-17%)	17mo	$149,900	$151	22

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-28,557
• Equity at exit: $20,874

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-32,263
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $140,000 ($117/sqft)
• Median days on market: 16 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70785

• Home prices YoY: -34.0%
• Active inventory: 454
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-93

Break-even live

Break-even rent $1,309

Max offer price $126,528

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-45	+0% $-93	+5% $-141	+10% $-190
Rent	-10% $-187	-5% $-140	+0% $-93	+5% $-46	+10% $1
Rate	-1.0pp $-23	-0.5pp $-57	base $-93	+0.5pp $-129	+1.0pp $-166

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: DrivewayGravel parking
• Utilities: Public waterSeptic tank
• Home design: Traditional styleOne level
• Construction: Pillar/post/pier foundation
• Exterior features: ShedStorage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: Walk-in closet(s)Separate showerEn suite

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 16 DOM
2. 2026-11-07
   days on market $140,000 Active 15 DOM
3. 2026-11-06
   days on market $140,000 Active 14 DOM
4. 2026-11-05
   days on market $140,000 Active 13 DOM
5. 2026-11-04
   pricedays on market $140,000 Active 12 DOM
6. 2026-11-02
   days on market $149,500 Active 10 DOM
7. 2026-11-01
   days on market $149,500 Active 9 DOM
8. 2026-10-31
   days on market $149,500 Active 8 DOM
9. 2026-10-30
   days on market $149,500 Active 7 DOM
10. 2026-10-29
    days on market $149,500 Active 6 DOM
11. 2026-10-28
    days on market $149,500 Active 5 DOM
12. 2026-10-27
    days on market $149,500 Active 4 DOM
13. 2026-10-26
    days on market $149,500 Active 3 DOM
14. 2026-10-26
    days on marketlisting id $149,500 Active 2 DOM
15. 2026-10-23
    days on market $149,500 Active 190 DOM
16. 2026-10-22
    days on market $149,500 Active 189 DOM
17. 2026-10-21
    days on market $149,500 Active 188 DOM
18. 2026-10-20
    days on market $149,500 Active 187 DOM
19. 2026-10-19
    days on market $149,500 Active 186 DOM
20. 2026-10-18
    days on market $149,500 Active 185 DOM
21. 2026-10-17
    days on market $149,500 Active 184 DOM
22. 2026-10-16
    days on market $149,500 Active 183 DOM
23. 2026-10-15
    days on market $149,500 Active 182 DOM
24. 2026-10-14
    days on market $149,500 Active 181 DOM
25. 2026-10-13
    days on market $149,500 Active 180 DOM
26. 2026-10-12
    days on market $149,500 Active 179 DOM
27. 2026-10-11
    days on market $149,500 Active 178 DOM
28. 2026-10-10
    days on market $149,500 Active 177 DOM
29. 2026-10-09
    days on market $149,500 Active 176 DOM
30. 2026-10-08
    days on market $149,500 Active 175 DOM
31. 2026-10-07
    days on market $149,500 Active 174 DOM
32. 2026-10-06
    days on market $149,500 Active 173 DOM
33. 2026-10-05
    days on market $149,500 Active 172 DOM
34. 2026-10-04
    days on market $149,500 Active 171 DOM
35. 2026-10-03
    days on market $149,500 Active 170 DOM
36. 2026-10-02
    days on market $149,500 Active 169 DOM
37. 2026-10-01
    days on market $149,500 Active 168 DOM
38. 2026-09-30
    days on market $149,500 Active 167 DOM
39. 2026-09-29
    days on market $149,500 Active 166 DOM
40. 2026-09-28
    days on market $149,500 Active 165 DOM
41. 2026-09-27
    days on market $149,500 Active 164 DOM
42. 2026-09-25
    days on market $149,500 Active 162 DOM
43. 2026-09-24
    days on market $149,500 Active 161 DOM
44. 2026-09-23
    days on market $149,500 Active 160 DOM
45. 2026-09-22
    days on market $149,500 Active 159 DOM
46. 2026-09-21
    days on market $149,500 Active 158 DOM
47. 2026-09-20
    days on market $149,500 Active 157 DOM
48. 2026-09-19
    days on market $149,500 Active 156 DOM
49. 2026-09-18
    days on market $149,500 Active 155 DOM
50. 2026-09-17
    days on market $149,500 Active 154 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,292
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,073
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-275/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This move-in ready manufactured home is in good condition with modern appliances and a well-maintained exterior. It offers a good return on investment with minor updates to enhance curb appeal and property value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add a small shed or storage unit — Provides additional storage and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 75/100

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 · 158,511 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: 6% of renters

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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%

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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%
• Languages at home: 97% English-only · Chinese 1% Spanish 1%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: DrivewayGravel parking
• Utilities: Public waterSeptic tank
• Home design: Traditional styleOne level
• Construction: Pillar/post/pier foundation
• Exterior features: ShedStorage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: Walk-in closet(s)Separate showerEn suite

Price history

-5.4% since first listed

7 events — show timeline

• 2026-08-23 Price Changed $149,500 AcadianaMLS
• 2026-08-23 Price Changed $149,500 GBRMLS
• 2026-06-15 Price Changed $153,000 AcadianaMLS
• 2026-06-15 Price Changed $153,000 GBRMLS
• 2026-04-16 Listed $158,000 GBRMLS
• 2026-04-15 Listed $149,500 ROAM MLS
• 2026-04-15 Listed $158,000 AcadianaMLS