30776 Weiss Rd · Walker, LA 70785

$140,000

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

Manufactured home Built 2020 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
• Condition / age +4.0/5.0
• Livability +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 3 bedroom, 2 bath home nestled on nearly half an acre in Walker. This move-in ready property offers the perfect blend of comfort and peaceful country living. Step inside to an inviting open floor plan where the living area and kitchen flow seamlessly. The spacious primary suite features a large walk-in closet, while the ensuite bathroom offers a relaxing soaking tub and separate shower. Located in Flood Zone X, so does not require flood insurance. This home qualifies for 100% financing for qualified buyers!

Key facts

• 0.48 acre lot
• Built 2020
• Listed 15 days

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 $10k (6%) 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	0.01mi	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	2.23mi	3/2.0	1,280 (+7%)	12mo	$92,500	$72	44
29549 Bloss Ave	1.87mi	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	1.77mi	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	1.69mi	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	1.83mi	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: Driveway
• Utilities: Public waterSeptic tank
• Home design: Manufactured on landTraditional styleOne story
• Construction: Pillar/post/pier foundation
• Exterior features: ShedStorage

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathroomsSeparate shower
• Heating & cooling: Central heatingCentral air
• Interior features: Walk-in closet(s)En 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 174 DOM
16. 2026-10-22
    days on market $149,500 Active 173 DOM
17. 2026-10-21
    days on market $149,500 Active 172 DOM
18. 2026-10-20
    days on market $149,500 Active 171 DOM
19. 2026-10-19
    days on market $149,500 Active 170 DOM
20. 2026-10-18
    days on market $149,500 Active 169 DOM
21. 2026-10-17
    days on market $149,500 Active 168 DOM
22. 2026-10-16
    days on market $149,500 Active 167 DOM
23. 2026-10-15
    days on market $149,500 Active 166 DOM
24. 2026-10-14
    days on market $149,500 Active 165 DOM
25. 2026-10-13
    days on market $149,500 Active 164 DOM
26. 2026-10-12
    days on market $149,500 Active 163 DOM
27. 2026-10-11
    days on market $149,500 Active 162 DOM
28. 2026-10-10
    days on market $149,500 Active 161 DOM
29. 2026-10-09
    days on market $149,500 Active 160 DOM
30. 2026-10-08
    days on market $149,500 Active 159 DOM
31. 2026-10-07
    days on market $149,500 Active 158 DOM
32. 2026-10-06
    days on market $149,500 Active 157 DOM
33. 2026-10-05
    days on market $149,500 Active 156 DOM
34. 2026-10-04
    days on market $149,500 Active 155 DOM
35. 2026-10-03
    days on market $149,500 Active 154 DOM
36. 2026-10-02
    days on market $149,500 Active 153 DOM
37. 2026-10-01
    days on market $149,500 Active 152 DOM
38. 2026-09-30
    days on market $149,500 Active 151 DOM
39. 2026-09-29
    days on market $149,500 Active 150 DOM
40. 2026-09-28
    days on market $149,500 Active 149 DOM
41. 2026-09-27
    days on market $149,500 Active 148 DOM
42. 2026-09-25
    days on market $149,500 Active 146 DOM
43. 2026-09-24
    days on market $149,500 Active 145 DOM
44. 2026-09-23
    days on market $149,500 Active 144 DOM
45. 2026-09-22
    days on market $149,500 Active 143 DOM
46. 2026-09-21
    days on market $149,500 Active 142 DOM
47. 2026-09-20
    days on market $149,500 Active 141 DOM
48. 2026-09-19
    days on market $149,500 Active 140 DOM
49. 2026-09-18
    days on market $149,500 Active 139 DOM
50. 2026-09-17
    days on market $149,500 Active 138 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 80/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This move-in ready manufactured home offers a good condition with modern updates and a good curb appeal. It is well-suited for both resale and rental markets.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Modernizes and increases value ↑
• Both New kitchen backsplash — Modernizes and increases 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: Driveway
• Utilities: Public waterSeptic tank
• Home design: Manufactured on landTraditional styleOne story
• Construction: Pillar/post/pier foundation
• Exterior features: ShedStorage

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathroomsSeparate shower
• Heating & cooling: Central heatingCentral air
• Interior features: Walk-in closet(s)En 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
• 2026-05-01 Listed $149,500 ROAM MLS
• 2026-05-01 Listed $158,000 GBRMLS
• 2026-05-01 Listed $158,000 AcadianaMLS