32507 Pea Ridge Rd · Albany, LA 70711

$179,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily · 151 Days on market

Built 2007 Fair condition 0.38 ac lot $153/sqft · at area comps Est $175k · at est. ↓ 1% 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).

• Cash flow +13.6/30.0
• ARV discount +6.4/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, two bath doublewide home on .38 of an acre in the Albany school district. Features a concrete driveway, one car covered attached garage, storage shed all in an X flood zone.

Key facts

• Storage shed
• Concrete driveway
• 0.38 acre lot

Tags

• CONCRETE DRIVEWAY
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $158k (11.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.7% in Albany — 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 77/100 on livability (#12 in LA, #3,099 nationally) — a middle-class / working-renter tenant base. Strengths: schools 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: 40 active listings in the ZIP; 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 151 days — a 12% lower offer ($158k) 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $174,715
• List price: $179,000
• Delta: 2.45%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27670 Jc Stewart Rd	0.62mi	3/2.0	1,110 (-5%)	8mo	$155,000	$140	56

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-28,348
• Equity at exit: $26,689

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-23,772
• Equity at exit: $15,477

Cash invested: $50,120 (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 70711

• Home prices YoY: -11.3%
• Active inventory: 40
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $10

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 94%

Sensitivity live

Price	-10% $134	-5% $72	+0% $10	+5% $-52	+10% $-114
Rent	-10% $-115	-5% $-52	+0% $10	+5% $72	+10% $135
Rate	-1.0pp $100	-0.5pp $55	base $10	+0.5pp $-36	+1.0pp $-84

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $179,000 Active 151 DOM
2. 2026-06-18
   days on market $179,000 Active 148 DOM
3. 2026-06-17
   days on market $179,000 Active 147 DOM
4. 2026-06-16
   days on market $179,000 Active 146 DOM
5. 2026-06-15
   days on market $179,000 Active 145 DOM
6. 2026-06-14
   days on market $179,000 Active 143 DOM
7. 2026-06-13
   days on market $179,000 Active 142 DOM
8. 2026-06-10
   days on market $179,000 Active 140 DOM
9. 2026-06-08
   days on market $179,000 Active 138 DOM
10. 2026-06-07
    days on market $179,000 Active 137 DOM
11. 2026-06-03
    days on market $179,000 Active 133 DOM
12. 2026-06-02
    days on market $179,000 Active 132 DOM
13. 2026-06-01
    days on market $179,000 Active 131 DOM
14. 2026-05-31
    days on market $179,000 Active 130 DOM
15. 2026-05-31
    days on market $179,000 Active 129 DOM
16. 2026-04-13
    price $179,000 188-char remark

    Show marketing remark (189 chars)

    Three bedroom, two bath doublewide home on . 38 of an acre in the Albany school district. Features a concrete driveway, one car covered attached garage, storage shed all in an X flood zone.

17. 2026-04-13
    price $179,000 189-char remark

    Show marketing remark (189 chars)

    Three bedroom, two bath doublewide home on . 38 of an acre in the Albany school district. Features a concrete driveway, one car covered attached garage, storage shed all in an X flood zone.

18. 2026-01-21
    listed $181,000 Active 188-char remark

    Show marketing remark (189 chars)

    Three bedroom, two bath doublewide home on . 38 of an acre in the Albany school district. Features a concrete driveway, one car covered attached garage, storage shed all in an X flood zone.

19. 2026-01-21
    listed $181,000 Active 189-char remark

    Show marketing remark (189 chars)

    Three bedroom, two bath doublewide home on . 38 of an acre in the Albany school district. Features a concrete driveway, one car covered attached garage, storage shed all in an X flood zone.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,942
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,207
• Taxable loss: −$2,903
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $816/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 · 6 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily focusing on exterior and landscaping improvements. These updates can significantly increase its resale and rental value.

Repairs flagged

• Moderate Exterior siding — There are visible signs of wear on the exterior siding.
• Minor Landscaping — The landscaping is basic and could be improved to enhance curb appeal.
• Minor Front porch — The front porch could be updated to improve the home's curb appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can increase both resale and rental value.
• Both Exterior siding repair — Repairing the exterior siding can improve the home's appearance and increase its value.
• Both Paint touch-ups — Paint touch-ups can improve the home's appearance and increase its value.
• Both Front porch update — Updating the front porch can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · There are visible signs of wear on the exterior siding.	Moderate	$3,000–15,000
Landscaping · The landscaping is basic and could be improved to enhance curb appeal.	Minor	$500–3,000
Front porch · The front porch could be updated to improve the home's curb appeal.	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can increase both resale and rental value. ↑
• Both Exterior siding repair — Repairing the exterior siding can improve the home's appearance and increase its value. ↑
• Both Paint touch-ups — Paint touch-ups can improve the home's appearance and increase its value. ↑
• Both Front porch update — Updating the front porch can improve the home's curb appeal and increase its 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 — Albany

• Score: 77/100
• State rank: #12
• US rank: #3099

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

• Population (ZIP): 5,621

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 11% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -23.34%
• Current HPI: 182.8335
• 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

-1.1% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $179,000 AcadianaMLS
• 2026-04-13 Price Changed $179,000 GSREIN
• 2026-01-21 Listed $181,000 GSREIN
• 2026-01-21 Listed $181,000 AcadianaMLS