30780 Weiss Rd · Livingston, LA 70785

$153,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 63 Days on market

Built 2018 Good condition 0.48 ac lot $128/sqft · at area comps Est $158k · at est.

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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 +20.1/30.0
• ARV discount +8.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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.

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 $153k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $144k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Livingston — 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 78/100 on livability (#9 in LA, #2,657 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, 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; 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 $1k of loan paydown is wiped out by about $5k 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 63 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 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

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

Recommended offer $143,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $158,000
• List price: $153,000
• Delta: -3.16%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30772 Weiss Rd	0.02mi	3/2.0	1,200 (0%)	0mo	$158,000	$132	99

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-12,726
• Equity at exit: $22,813

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,522
• Equity at exit: $13,229

Cash invested: $42,840 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$802
• Tax est. 1.5%: −$191 /mo · $2,295/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $189

Break-even live

Break-even rent $1,338

Max offer price $153,000

Occupancy floor 83%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $153,000 Active 63 DOM
2. 2026-06-17
   days on market $153,000 Active 62 DOM
3. 2026-06-16
   days on market $153,000 Active 61 DOM
4. 2026-06-15
   remarks 530-char remark
5. 2026-06-15
   price $153,000 Active 60 DOM
6. 2026-06-15
   days on market $158,000 Active 60 DOM
7. 2026-06-14
   days on market $158,000 Active 58 DOM
8. 2026-06-13
   days on market $158,000 Active 57 DOM
9. 2026-06-10
   days on market $158,000 Active 55 DOM
10. 2026-06-09
    days on market $158,000 Active 54 DOM
11. 2026-06-08
    days on market $158,000 Active 53 DOM
12. 2026-06-07
    days on market $158,000 Active 52 DOM
13. 2026-06-03
    days on market $158,000 Active 48 DOM
14. 2026-06-02
    days on market $158,000 Active 47 DOM
15. 2026-06-01
    days on market $158,000 Active 46 DOM
16. 2026-05-31
    days on market $158,000 Active 45 DOM
17. 2026-05-31
    days on market $158,000 Active 44 DOM
18. 2026-04-16
    listed $158,000 Active 472-char remark

    Show marketing remark (472 chars)

    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.

19. 2026-04-15
    listed $158,000 Active 472-char remark

    Show marketing remark (472 chars)

    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.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,933
• − Mortgage interest: −$8,570
• − Property taxes: −$2,295
• − Insurance: −$765
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,451
• Taxable loss: −$177
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,312/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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 — Livingston

• Score: 78/100
• State rank: #9
• US rank: #2657

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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
• 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

• 2026-04-16 Listed $158,000 GBRMLS
• 2026-04-15 Listed $158,000 AcadianaMLS