36128 Caraway Rd · Watson, LA 70706

$173,000

3 bd · 2.0 ba · 1,081 sqft · SingleFamily · 68 Days on market

Built 1978 0.30 ac lot $160/sqft · 19% below area Est $214k · 19% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (3.0% below list).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.8% in Watson — 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 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: 342 active listings in the ZIP; 2 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 $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 68 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y 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 $110k; list at $173k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $162,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.97% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $213,531
• List price: $173,000
• Delta: -18.98%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-19,360
• Equity at exit: $25,795

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,630
• Equity at exit: $14,958

Cash invested: $48,440 (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: 342
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$72
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $136

Break-even live

Break-even rent $1,506

Max offer price $173,000

Occupancy floor 87%

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.90mi
10124 Nashville Ct Denham Springs, LA	3.0	2.0	1165	$1,600	$1.37	43d	1	1.22mi

Listing history 41 events

1. 2026-06-18
   days on market $173,000 Active 68 DOM
2. 2026-06-17
   days on market $173,000 Active 67 DOM
3. 2026-06-16
   days on market $173,000 Active 66 DOM
4. 2026-06-15
   days on market $173,000 Active 65 DOM
5. 2026-06-14
   days on market $173,000 Active 63 DOM
6. 2026-06-13
   days on market $173,000 Active 62 DOM
7. 2026-06-10
   days on market $173,000 Active 60 DOM
8. 2026-06-09
   days on market $173,000 Active 59 DOM
9. 2026-06-08
   days on market $173,000 Active 58 DOM
10. 2026-06-07
    days on market $173,000 Active 57 DOM
11. 2026-06-03
    days on market $173,000 Active 53 DOM
12. 2026-06-02
    days on market $173,000 Active 52 DOM
13. 2026-06-01
    pricedays on market $173,000 Active 51 DOM
14. 2026-05-31
    days on market $178,000 Active 50 DOM
15. 2026-05-31
    days on market $178,000 Active 49 DOM
16. 2026-04-25
    status Active 604-char remark

    Show marketing remark (604 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

17. 2026-04-25
    price $178,000 604-char remark

    Show marketing remark (604 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

18. 2026-04-24
    price $178,000 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

19. 2026-04-24
    status Active 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

20. 2026-04-21
    status Pending 604-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

21. 2026-04-21
    status Active 604-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

22. 2026-04-21
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

23. 2026-04-21
    status Active 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

24. 2026-04-13
    status Pending 604-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

25. 2026-04-13
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

26. 2026-03-31
    listed $175,000 Active 604-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

27. 2026-03-31
    listed $175,000 Active 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

28. 2026-03-18
    historical $175,000 605-char remark

    Show marketing remark (605 chars)

    Cozy cottage in the country! This charming 3 bedroom 2 full bath home located in Live Oak school district has so much potential. New HVAC April 2026. The roof, flooring, exterior siding, and water heater were replaced in 2022. The primary bedroom has an efficient ensuite bath. The hall bath is quite spacious and conveniently located near the two additional bedrooms. The galley kitchen is streamlined and includes European style floorplan which includes space for laundry appliances. There is a large back yard which is mostly fenced and storage building which remains. This home did not flood in 2016.

29. 2022-05-11
    price $1,200
30. 2022-02-24
    soldstatus $109,500
31. 2022-02-23
    soldstatus Sold
32. 2022-02-06
    historical
33. 2022-01-26
    status Active
34. 2022-01-19
    status Pending
35. 2022-01-18
    listed $120,000 Active
36. 2022-01-18
    listed $120,000
37. 2012-07-03
    listed $90,000
38. 2012-07-03
    listed $90,000
39. 2001-07-23
    soldstatus
40. 2000-12-06
    listed $73,000
41. 2000-12-06
    listed $73,000

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,133
• − Mortgage interest: −$9,691
• − Property taxes: −$1,021
• − Insurance: −$2,368
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,033
• Taxable loss: −$1,200
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,918/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

+143.8% since first listed

26 events — show timeline

• 2026-04-25 Relisted — AcadianaMLS
• 2026-04-25 Price Changed $178,000 AcadianaMLS
• 2026-04-24 Price Changed $178,000 GBRMLS
• 2026-04-24 Relisted — GBRMLS
• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Relisted — AcadianaMLS
• 2026-04-21 Pending — GBRMLS
• 2026-04-21 Relisted — GBRMLS
• 2026-04-13 Pending — AcadianaMLS
• 2026-04-13 Pending — GBRMLS
• 2026-03-31 Listed $175,000 AcadianaMLS
• 2026-03-31 Listed $175,000 GBRMLS
• 2026-03-18 Coming Soon $175,000 GBRMLS
• 2022-05-11 Price Changed $1,200 RENT.
• 2022-02-24 Sold (Public Records) $109,500 Public Records
• 2022-02-23 Sold (MLS) — GBRMLS
• 2022-02-06 Delisted — GBRMLS
• 2022-01-26 Relisted — GBRMLS
• 2022-01-19 Pending — GBRMLS
• 2022-01-18 Listed $120,000 AcadianaMLS
• 2022-01-18 Listed $120,000 GBRMLS
• 2012-07-03 Listed $90,000 AcadianaMLS
• 2012-07-03 Listed $90,000 GBRMLS
• 2001-07-23 Sold (MLS) — GBRMLS
• 2000-12-06 Listed $73,000 GBRMLS
• 2000-12-06 Listed $73,000 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2024): $1,021 · +11.8% YoY. Source: county tax records.