26565 Parkwood Dr · Walker, LA 70726

$225,000

3 bd · 2.0 ba · 1,684 sqft · SingleFamily · 92 Days on market

Built 2003 8,712 sqft lot $134/sqft · at area comps Est $229k · at est. $20/mo HOA · 1% of rent

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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 +17.9/30.0
• ARV discount +8.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you're looking for a solid home at a smart price - this one deserves a look.

Key facts

• Slab foundation
• Manageable lot
• Nearby shopping

Tags

• BRICK AND STUCCO EXTERIOR
• SLAB FOUNDATION
• MANAGEABLE LOT
• CONVENIENT ACCESS TO JUBAN
• NEARBY SHOPPING
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $210k (6.9% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.8% 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: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 92 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $170k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $229,020
• List price: $225,000
• Delta: -1.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26565 Parkwood Dr	0.00mi	3/2.0	1,684 (0%)	0mo	$225,000	$134	100
26528 Evangeline Trace Blvd	0.32mi	3/2.0	1,685 (+0%)	3mo	$250,000	$148	83
12405 Buddy Ellis Rd	0.19mi	3/1.5	1,792 (+6%)	8mo	$219,900	$123	72
26470 Parkwood Dr	0.20mi	3/2.0	1,448 (-14%)	3mo	$217,500	$150	65
12795 Bonnie Bleu Dr	0.69mi	3/2.0	1,695 (+1%)	4mo	$229,999	$136	63
12772 Silverbell Ave	0.45mi	4/2.0 (+1)	1,829 (+9%)	0mo	$289,900	$159	59
26129 Willette Ave	0.55mi	3/2.0	1,825 (+8%)	2mo	$276,037	$151	59
26153 Willette Ave	0.55mi	3/2.0	1,825 (+8%)	2mo	$276,630	$152	59
12188 Buddy Ellis Rd	0.37mi	3/2.0	1,438 (-15%)	1mo	$225,000	$156	57
12495 Buddy Ellis Rd	0.24mi	4/3.0 (+1)	1,926 (+14%)	4mo	$235,000	$122	53
26141 Willette Ave	0.55mi	4/2.0 (+1)	1,858 (+10%)	6mo	$278,810	$150	47
12783 Bonnie Bleu Dr	0.67mi	3/2.0	1,894 (+12%)	3mo	$206,000	$109	45

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-22,543
• Equity at exit: $33,548

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,315
• Equity at exit: $19,454

Cash invested: $63,000 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$171 /mo · $2,046/yr
• Insurance: −$94
• HOA: −$20
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $191

Break-even live

Break-even rent $1,853

Max offer price $225,000

Occupancy floor 86%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12856 Silverbell Ave Denham Springs, LA	4.0	2.0	1829	$2,400	$1.31	43d	1	0.36mi
12850 Silverbell Ave Denham Springs, LA	3.0	2.0	1606	$2,200	$1.37	23d	1	0.37mi
11000 Buddy Ellis Rd Denham Springs, LA	2.0–3.0	2.0	1016	$1,355	$1.33	14d	5	1.38mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 21 events

1. 2026-05-08
   status Pending 591-char remark

   Show marketing remark (597 chars)

   Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you’re looking for a solid home at a smart price - this one deserves a look.

2. 2026-05-08
   status Pending 597-char remark

   Show marketing remark (597 chars)

   Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you’re looking for a solid home at a smart price - this one deserves a look.

3. 2026-04-09
   price $225,000 591-char remark

   Show marketing remark (597 chars)

   Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you’re looking for a solid home at a smart price - this one deserves a look.

4. 2026-04-09
   price $225,000 597-char remark

   Show marketing remark (597 chars)

   Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you’re looking for a solid home at a smart price - this one deserves a look.

5. 2026-02-05
   listed $228,000 Active 597-char remark

   Show marketing remark (591 chars)

   Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you're looking for a solid home at a smart price - this one deserves a look.

6. 2026-02-05
   listed $228,000 Active 591-char remark

   Show marketing remark (591 chars)

   Located in Woodland Crossing, 26565 Parkwood Drive offers 3 bedrooms, 2 baths, and 1,684 square feet with a layout designed for everyday living. Brick and stucco exterior, slab foundation, and a manageable lot that gives you space without the upkeep. The home is located in Flood Zone X and includes a recently replaced garage door. Clean flow from living to dining to kitchen, good bedroom separation, and no wasted square footage. Convenient access to Juban and nearby shopping in an established neighborhood. If you're looking for a solid home at a smart price - this one deserves a look.

7. 2023-02-24
   soldstatus Sold
8. 2023-01-16
   status Pending
9. 2022-11-10
   listed $225,000 Active
10. 2022-11-10
    listed $225,000
11. 2018-09-21
    soldstatus Sold
12. 2018-09-21
    soldstatus $169,900
13. 2018-09-06
    status Pending
14. 2018-08-01
    historical Contingent
15. 2018-08-01
    status Pending
16. 2018-07-26
    price $169,900
17. 2018-05-23
    listed $175,000 Active
18. 2018-05-23
    listed $169,900
19. 2004-03-08
    soldstatus
20. 2003-11-20
    listed $116,700
21. 2003-11-20
    listed $116,700

ⓘ 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: $2,046 · $171/mo
• Projected year-2 tax: $2,046 · $171/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 · 22 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: $25,145
• − Mortgage interest: −$12,603
• − Property taxes: −$2,046
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$240
• − Depreciation: −$6,545
• Taxable loss: −$1,438
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $2,639/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

• County: Livingston Parish · 87,496 people
• City population: 23,921
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• 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

+92.8% since first listed

21 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GBRMLS
• 2026-04-09 Price Changed $225,000 AcadianaMLS
• 2026-04-09 Price Changed $225,000 GBRMLS
• 2026-02-05 Listed $228,000 GBRMLS
• 2026-02-05 Listed $228,000 AcadianaMLS
• 2023-02-24 Sold (MLS) — GBRMLS
• 2023-01-16 Pending — GBRMLS
• 2022-11-10 Listed $225,000 AcadianaMLS
• 2022-11-10 Listed $225,000 GBRMLS
• 2018-09-21 Sold (Public Records) $169,900 Public Records
• 2018-09-21 Sold (MLS) — GBRMLS
• 2018-09-06 Pending — GBRMLS
• 2018-08-01 Contingent — GBRMLS
• 2018-08-01 Pending — GBRMLS
• 2018-07-26 Price Changed $169,900 GBRMLS
• 2018-05-23 Listed $169,900 AcadianaMLS
• 2018-05-23 Listed $175,000 GBRMLS
• 2004-03-08 Sold (MLS) — GBRMLS
• 2003-11-20 Listed $116,700 GBRMLS
• 2003-11-20 Listed $116,700 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2024): $2,046 · +14.1% YoY. Source: county tax records.