29901 Magnolia Dr · Walker, LA 70785

$215,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily · 17 Days on market

Built 1981 6,969 sqft lot $163/sqft · 7% below area Est $230k · 7% under

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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).

• Cash flow +12.6/30.0
• ARV discount +10.5/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bath in Greenwich Village, where comfort meets easy southern living! Starting with the welcoming front porch, complete with a cozy swing for relaxing. Inside, the open layout is filled with natural light and flows from the living area to the kitchen, featuring granite countertops and stylish finishes that make the space feel both modern and inviting. The spacious primary suite includes a huge walk-in closet, giving you all the room you need to stay organized. Outside is a fully-fenced backyard with plenty of room to relax or entertain. Plus, added storage for convenience. And privacy, with neighbors only on one side. Enjoy a convenient location close to Walker and just around the corner from everything Juban Rd has to offer--shopping, dining, and more. Added perks like no HOA and no flood insurance required make this home an even easier choice!

Key facts

• Huge walk-in closet
• Added storage
• Front porch

Tags

• FRONT PORCH
• OPEN LAYOUT
• GRANITE COUNTERTOPS
• HUGE WALK-IN CLOSET
• FULLY-FENCED BACKYARD
• ADDED STORAGE

Property features AI

Finance

• Other: Located in the Greenwich Village subdivision

Exterior

• Parking: Carport (1 space); Driveway; Total 1 parking space
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; Updated/remodeled condition; One story
• Construction: Wood siding/frame construction; Shingle roof; Slab foundation; Built on level topography
• Exterior features: Covered patio and porch; Full wood fencing

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (23.2% below list).
• Recommended offer: $165k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% in Walker — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 254 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 17 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 16 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.

Risks & watch-outs

• Climate carrying-cost: 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 $165,219 (23.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (median comp): $230,156
• List price: $215,000
• Delta: -6.59%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20200 Gardens Ct	0.20mi	3/2.0	1,348 (+2%)	8mo	$230,000	$171	80
20152 Gardens Ct	0.19mi	3/2.0	1,300 (-2%)	21mo	$219,000	$168	71
20248 Gardens Ct	0.20mi	3/2.0	1,419 (+8%)	12mo	$235,000	$166	68
28675 Red Oak Dr	0.56mi	3/2.0	1,441 (+9%)	2mo	$305,000	$212	57
28957 Red Oak Dr	0.44mi	3/1.0	1,500 (+14%)	5mo	$59,950	$40	49

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-36,654
• Equity at exit: $32,057

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-34,447
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

ZIP-level market 70785

• Home prices YoY: -34.0%
• Active inventory: 254
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-27

Break-even live

Break-even rent $1,687

Max offer price $210,158

Occupancy floor 97%

Sensitivity live

Price	-10% $94	-5% $33	+0% $-27	+5% $-88	+10% $-149
Rent	-10% $-158	-5% $-93	+0% $-27	+5% $38	+10% $103
Rate	-1.0pp $81	-0.5pp $27	base $-27	+0.5pp $-83	+1.0pp $-140

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30024 King St Unit D Walker, LA	2.0	2.0	977	$1,400	$1.43	45d	1	1.05mi
30184 Smith Dr Walker, LA	2.0	2.0	900	$1,200	$1.33	45d	1	1.14mi
13176 Brian Park Dr Walker, LA	3.0	2.0	1548	$1,700	$1.10	25d	1	1.33mi
13080 Burgess Ave #8 Walker, LA	2.0	1.5	1088	$1,300	$1.19	45d	1	1.35mi
10365 Fountain Ln Denham Springs, LA	3.0	3.0	1875	$2,200	$1.17	16d	1	1.46mi

Listing history 33 events

1. 2026-05-17
   status Pending 899-char remark

   Show marketing remark (899 chars)

   Welcome home to this charming 3-bedroom, 2-bath in Greenwich Village, where comfort meets easy southern living! Starting with the welcoming front porch, complete with a cozy swing for relaxing. Inside, the open layout is filled with natural light and flows from the living area to the kitchen, featuring granite countertops and stylish finishes that make the space feel both modern and inviting. The spacious primary suite includes a huge walk-in closet, giving you all the room you need to stay organized. Outside is a fully-fenced backyard with plenty of room to relax or entertain. Plus, added storage for convenience. And privacy, with neighbors only on one side. Enjoy a convenient location close to Walker and just around the corner from everything Juban Rd has to offer--shopping, dining, and more. Added perks like no HOA and no flood insurance required make this home an even easier choice!

2. 2026-05-17
   status Pending 904-char remark

   Show marketing remark (899 chars)

   Welcome home to this charming 3-bedroom, 2-bath in Greenwich Village, where comfort meets easy southern living! Starting with the welcoming front porch, complete with a cozy swing for relaxing. Inside, the open layout is filled with natural light and flows from the living area to the kitchen, featuring granite countertops and stylish finishes that make the space feel both modern and inviting. The spacious primary suite includes a huge walk-in closet, giving you all the room you need to stay organized. Outside is a fully-fenced backyard with plenty of room to relax or entertain. Plus, added storage for convenience. And privacy, with neighbors only on one side. Enjoy a convenient location close to Walker and just around the corner from everything Juban Rd has to offer--shopping, dining, and more. Added perks like no HOA and no flood insurance required make this home an even easier choice!

3. 2026-04-30
   listed $215,000 Active 899-char remark

   Show marketing remark (899 chars)

   Welcome home to this charming 3-bedroom, 2-bath in Greenwich Village, where comfort meets easy southern living! Starting with the welcoming front porch, complete with a cozy swing for relaxing. Inside, the open layout is filled with natural light and flows from the living area to the kitchen, featuring granite countertops and stylish finishes that make the space feel both modern and inviting. The spacious primary suite includes a huge walk-in closet, giving you all the room you need to stay organized. Outside is a fully-fenced backyard with plenty of room to relax or entertain. Plus, added storage for convenience. And privacy, with neighbors only on one side. Enjoy a convenient location close to Walker and just around the corner from everything Juban Rd has to offer--shopping, dining, and more. Added perks like no HOA and no flood insurance required make this home an even easier choice!

4. 2026-04-30
   listed $215,000 Active 904-char remark

   Show marketing remark (899 chars)

   Welcome home to this charming 3-bedroom, 2-bath in Greenwich Village, where comfort meets easy southern living! Starting with the welcoming front porch, complete with a cozy swing for relaxing. Inside, the open layout is filled with natural light and flows from the living area to the kitchen, featuring granite countertops and stylish finishes that make the space feel both modern and inviting. The spacious primary suite includes a huge walk-in closet, giving you all the room you need to stay organized. Outside is a fully-fenced backyard with plenty of room to relax or entertain. Plus, added storage for convenience. And privacy, with neighbors only on one side. Enjoy a convenient location close to Walker and just around the corner from everything Juban Rd has to offer--shopping, dining, and more. Added perks like no HOA and no flood insurance required make this home an even easier choice!

5. 2024-07-01
   soldstatus $189,000
6. 2024-06-28
   soldstatus Sold
7. 2024-05-25
   status Pending
8. 2024-05-17
   listed $189,000 Active
9. 2024-05-17
   listed $189,000
10. 2020-06-30
    soldstatus $149,900
11. 2020-06-19
    soldstatus Sold
12. 2020-04-29
    status Pending
13. 2020-04-28
    price $150,000
14. 2020-04-24
    listed $146,800 Active
15. 2020-04-24
    listed $150,000
16. 2020-04-05
    listed $1,400
17. 2019-04-09
    soldstatus
18. 2019-03-20
    listed $1,400
19. 2015-08-02
    soldstatus Sold
20. 2015-07-14
    soldstatus $140,000
21. 2015-05-28
    soldstatus
22. 2015-05-02
    listed $140,800
23. 2015-05-02
    listed $140,800
24. 2015-04-26
    listed $1,400
25. 2015-01-07
    soldstatus
26. 2014-10-28
    listed $74,900
27. 2014-10-28
    listed $74,900
28. 2014-10-06
    soldstatus $91,166
29. 2007-11-28
    soldstatus
30. 2007-11-27
    soldstatus
31. 2007-08-14
    listed $127,000
32. 2007-08-14
    listed $127,000
33. 2001-07-11
    listed $75,995

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,387 · $116/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,826
• − Mortgage interest: −$12,043
• − Property taxes: −$1,387
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$6,255
• Taxable loss: −$4,106
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $656/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

• Census place: Walker, LA
• County: Livingston Parish · 87,496 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: 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

+182.9% since first listed

33 events — show timeline

• 2026-05-17 Pending — AcadianaMLS
• 2026-05-17 Pending — GBRMLS
• 2026-04-30 Listed $215,000 GBRMLS
• 2026-04-30 Listed $215,000 AcadianaMLS
• 2024-07-01 Sold (Public Records) $189,000 Public Records
• 2024-06-28 Sold (MLS) — GBRMLS
• 2024-05-25 Pending — GBRMLS
• 2024-05-17 Listed $189,000 AcadianaMLS
• 2024-05-17 Listed $189,000 GBRMLS
• 2020-06-30 Sold (Public Records) $149,900 Public Records
• 2020-06-19 Sold (MLS) — GBRMLS
• 2020-04-29 Pending — GBRMLS
• 2020-04-28 Price Changed $150,000 GBRMLS
• 2020-04-24 Listed $150,000 AcadianaMLS
• 2020-04-24 Listed $146,800 GBRMLS
• 2020-04-05 Listed $1,400 GBRMLS
• 2019-04-09 Sold (MLS) — GBRMLS
• 2019-03-20 Listed $1,400 GBRMLS
• 2015-08-02 Sold (MLS) — GBRMLS
• 2015-07-14 Sold (Public Records) $140,000 Public Records
• 2015-05-28 Sold (MLS) — GBRMLS
• 2015-05-02 Listed $140,800 AcadianaMLS
• 2015-05-02 Listed $140,800 GBRMLS
• 2015-04-26 Listed $1,400 GBRMLS
• 2015-01-07 Sold (MLS) — GBRMLS
• 2014-10-28 Listed $74,900 AcadianaMLS
• 2014-10-28 Listed $74,900 GBRMLS
• 2014-10-06 Sold (Public Records) $91,166 Public Records
• 2007-11-28 Sold (Public Records) — Public Records
• 2007-11-27 Sold (MLS) — GBRMLS
• 2007-08-14 Listed $127,000 GBRMLS
• 2007-08-14 Listed $127,000 AcadianaMLS
• 2001-07-11 Listed $75,995 AcadianaMLS

Property tax history

+1.0%/yr

Latest (2024): $1,387 · +15.9% YoY. Source: county tax records.