19977 Grantham Rd Unit A · Livingston, LA 70754

$199,999

3 bd · 2.0 ba · 1,258 sqft · SingleFamily · 82 Days on market

Built 2022 Good condition 5,227 sqft lot $159/sqft · at area comps Est $193k · at est.

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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 +12.2/30.0
• ARV discount +5.8/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home ! This like-new townhome in the City of Livingston is ready for new ownership. Located in flood zone X and only minutes from I-12, this property is surrounded by many local amenities like shopping, food & recreation. Inside this 3-bedroom home you will find Quartz countertops, stainless appliances and tasteful finishes throughout. The exterior is adorned with a full privacy fence and covered patio perfect for guests, pets or entertaining. Schedule a private showing today and make it yours.

Key facts

• Quartz countertops
• Full privacy fence
• Stainless appliances

Tags

• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES
• FULL PRIVACY FENCE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-39 ($-470/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (15.0% below list).
• Recommended offer: $170k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 233 active listings in the ZIP; 1 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 $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 82 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Recommended offer $170,000 (15.0% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $192,895
• List price: $199,999
• Delta: 3.68%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29030 S Range Rd	0.12mi	2/1.0 (-1)	1,326 (+5%)	0mo	$208,000	$157	76
20565 Benton Ln	0.66mi	3/2.0	1,224 (-3%)	9mo	$224,900	$184	57
20535 Benton Ln	0.61mi	3/2.0	1,234 (-2%)	18mo	$200,000	$162	54
20150 Texas St	0.38mi	3/1.0	1,144 (-9%)	19mo	$23,000	$20	47

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-34,876
• Equity at exit: $29,821

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-33,476
• Equity at exit: $17,292

Cash invested: $56,000 (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 70754

• Active inventory: 233
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-39

Break-even live

Break-even rent $1,750

Max offer price $194,334

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $30	+0% $-39	+5% $-108	+10% $-177
Rent	-10% $-173	-5% $-106	+0% $-39	+5% $28	+10% $95
Rate	-1.0pp $62	-0.5pp $12	base $-39	+0.5pp $-91	+1.0pp $-144

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28081 Charlie Watts Unit 1 Livingston, LA	2.0	1.0	1500	$1,700	$1.13	44d	1	1.11mi

Listing history 21 events

1. 2026-06-07
   status $199,999 Pending 82 DOM
2. 2026-06-03
   days on market $199,999 Active 82 DOM
3. 2026-06-02
   days on market $199,999 Active 81 DOM
4. 2026-06-01
   days on market $199,999 Active 80 DOM
5. 2026-05-31
   days on market $199,999 Active 79 DOM
6. 2026-05-31
   days on market $199,999 Active 78 DOM
7. 2026-04-13
   price $205,000 511-char remark

   Show marketing remark (513 chars)

   Welcome Home ! This like-new townhome in the City of Livingston is ready for new ownership. Located in flood zone X and only minutes from I-12, this property is surrounded by many local amenities like shopping, food & recreation. Inside this 3-bedroom home you will find Quartz countertops, stainless appliances and tasteful finishes throughout. The exterior is adorned with a full privacy fence and covered patio perfect for guests, pets or entertaining. Schedule a private showing today and make it yours.

8. 2026-04-13
   price $205,000 513-char remark

   Show marketing remark (513 chars)

   Welcome Home ! This like-new townhome in the City of Livingston is ready for new ownership. Located in flood zone X and only minutes from I-12, this property is surrounded by many local amenities like shopping, food & recreation. Inside this 3-bedroom home you will find Quartz countertops, stainless appliances and tasteful finishes throughout. The exterior is adorned with a full privacy fence and covered patio perfect for guests, pets or entertaining. Schedule a private showing today and make it yours.

9. 2026-03-13
   listed $207,000 Active 511-char remark

   Show marketing remark (513 chars)

   Welcome Home ! This like-new townhome in the City of Livingston is ready for new ownership. Located in flood zone X and only minutes from I-12, this property is surrounded by many local amenities like shopping, food & recreation. Inside this 3-bedroom home you will find Quartz countertops, stainless appliances and tasteful finishes throughout. The exterior is adorned with a full privacy fence and covered patio perfect for guests, pets or entertaining. Schedule a private showing today and make it yours.

10. 2026-03-13
    listed $207,000 Active 513-char remark

    Show marketing remark (513 chars)

    Welcome Home ! This like-new townhome in the City of Livingston is ready for new ownership. Located in flood zone X and only minutes from I-12, this property is surrounded by many local amenities like shopping, food & recreation. Inside this 3-bedroom home you will find Quartz countertops, stainless appliances and tasteful finishes throughout. The exterior is adorned with a full privacy fence and covered patio perfect for guests, pets or entertaining. Schedule a private showing today and make it yours.

11. 2023-07-20
    soldstatus Sold
12. 2023-06-17
    status Pending
13. 2023-06-15
    price $189,900
14. 2023-06-12
    listed $192,500 Active
15. 2023-06-12
    listed $189,900
16. 2023-06-02
    historical
17. 2023-02-22
    status Pending
18. 2023-02-02
    status Active
19. 2023-01-04
    status Pending
20. 2022-10-31
    listed $192,500 Active
21. 2022-10-31
    listed $192,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,818
• Taxable loss: −$3,885
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $463/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 · 13 photos

Good 80/100 Cosmetic rehab

This like-new townhome in Livingston is ready for new ownership. The interior is in excellent condition with quartz countertops, stainless appliances, and tasteful finishes. The exterior features a full privacy fence and covered patio. Fresh paint and landscaping can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping the front yard — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants ↑

ⓘ 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

• Census place: Livingston, LA
• Population (ZIP): 12,153

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 10% Slovak 5% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 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: ▼ -90.25%
• Current HPI: 153.131
• 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

+6.5% since first listed

15 events — show timeline

• 2026-04-13 Price Changed $205,000 AcadianaMLS
• 2026-04-13 Price Changed $205,000 GBRMLS
• 2026-03-13 Listed $207,000 GBRMLS
• 2026-03-13 Listed $207,000 AcadianaMLS
• 2023-07-20 Sold (MLS) — GBRMLS
• 2023-06-17 Pending — GBRMLS
• 2023-06-15 Price Changed $189,900 GBRMLS
• 2023-06-12 Listed $189,900 AcadianaMLS
• 2023-06-12 Listed $192,500 GBRMLS
• 2023-06-02 Delisted — GBRMLS
• 2023-02-22 Pending — GBRMLS
• 2023-02-02 Relisted — GBRMLS
• 2023-01-04 Pending — GBRMLS
• 2022-10-31 Listed $192,500 AcadianaMLS
• 2022-10-31 Listed $192,500 GBRMLS