Preston V A Plan · Walker, LA 70726

$228,990

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 276 Days on market

Good condition

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

Key facts

• Open floor plan
• Covered patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• RECESSED CAN LIGHTING
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET

🏗️ New construction. The $228,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,633.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.2% below list).
• Recommended offer: $192k (16.2% below list) — sets the bar for 1% rule.

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); 985 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 276 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,981 (16.2% 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. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $243,633
• List price: $228,990
• Delta: -6.01%
• 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
11465 Rossow Ct	0.13mi	3/2.0	1,617 (+10%)	1mo	$242,000	$150	76
25710 Tarver Dr	0.48mi	3/2.0	1,463 (0%)	3mo	$228,990	$157	75
25710 Tarver Dr	0.48mi	3/2.0	1,463 (0%)	3mo	$228,990	$157	75
25669 Tarver Dr	0.49mi	3/2.0	1,495 (+2%)	1mo	$239,985	$161	73
11420 Rossow Ct	0.23mi	3/2.0	1,314 (-10%)	1mo	$218,000	$166	72
11586 Water View Ave	0.27mi	3/2.0	1,613 (+10%)	1mo	$240,000	$149	70
12656 Bald Eagle Dr	0.56mi	3/2.0	1,521 (+4%)	3mo	$268,999	$177	65
25729 Raines Ave	0.41mi	4/2.0 (+1)	1,568 (+7%)	1mo	$235,990	$151	63
25680 Tarver Dr	0.45mi	4/2.0 (+1)	1,568 (+7%)	0mo	$237,660	$152	62
25692 Tarver Dr	0.46mi	4/2.0 (+1)	1,568 (+7%)	0mo	$236,245	$151	61
25730 Raines Ave	0.41mi	3/2.0	1,629 (+11%)	1mo	$243,655	$150	61
25662 Tarver Dr	0.49mi	4/2.0 (+1)	1,568 (+7%)	2mo	$236,110	$151	58

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-48,473
• Equity at exit: $36,326

10-year hold

• IRR: -11.6%
• Equity multiple: 0.28×
• Total profit: $-49,045
• Equity at exit: $21,065

Cash invested: $68,217 (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: 985
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,278
• Tax est. 1.5%: −$305 /mo · $3,654/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-167

Break-even live

Break-even rent $2,131

Max offer price $219,462

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-83	+0% $-167	+5% $-251	+10% $-335
Rent	-10% $-319	-5% $-243	+0% $-167	+5% $-91	+10% $-15
Rate	-1.0pp $-44	-0.5pp $-105	base $-167	+0.5pp $-230	+1.0pp $-294

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: $60,908
• Closing costs: $7,309
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11402 Ashwood Ct Denham Springs, LA	3.0	2.0	1331	$1,750	$1.31	23d	1	0.32mi
11385 Ashwood Ct Denham Springs, LA	3.0	2.0	1556	$1,900	$1.22	45d	1	0.35mi
25717 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	21d	1	0.44mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	45d	1	0.44mi
25699 Raines Ave Dennis Mills, LA	3.0	2.0	1463	$1,850	$1.26	16d	1	0.44mi
25729 Raines Ave Dennis Mills, LA	4.0	2.0	1568	$2,200	$1.40	25d	1	0.44mi
25662 Tarver St , LA	4.0	2.0	1570	$2,000	$1.27	45d	1	0.53mi
24585 Fair Weather Dr Denham Springs, LA	3.0	2.0	1451	$1,850	$1.27	45d	1	0.96mi
11247 Westwood Ave Denham Springs, LA	3.0	2.0	1514	$1,850	$1.22	45d	1	1.25mi
11342 Woodlore Dr Denham Springs, LA	3.0	2.0	1511	$1,500	$0.99	16d	1	1.42mi

Listing history 16 events

1. 2026-06-22
   days on market $228,990 Active 276 DOM
2. 2026-06-18
   days on market $228,990 Active 273 DOM
3. 2026-06-17
   days on market $228,990 Active 272 DOM
4. 2026-06-16
   days on market $228,990 Active 271 DOM
5. 2026-06-15
   days on market $228,990 Active 270 DOM
6. 2026-06-14
   days on market $228,990 Active 268 DOM
7. 2026-06-13
   days on market $228,990 Active 267 DOM
8. 2026-06-10
   days on market $228,990 Active 265 DOM
9. 2026-06-08
   days on market $228,990 Active 263 DOM
10. 2026-06-07
    days on market $228,990 Active 262 DOM
11. 2026-06-03
    days on market $228,990 Active 258 DOM
12. 2026-06-02
    days on market $228,990 Active 257 DOM
13. 2026-06-01
    days on market $228,990 Active 256 DOM
14. 2026-05-31
    days on market $228,990 Active 255 DOM
15. 2026-05-31
    days on market $228,990 Active 254 DOM
16. 2025-09-19
    listed $228,990 Active 206-char remark

    Show marketing remark (206 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

ⓘ 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: $23,038
• − Mortgage interest: −$13,647
• − Property taxes: −$3,654
• − Insurance: −$1,218
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$7,087
• Taxable loss: −$6,256
• Est. tax savings @ 24.0%: +$1,501
• After-tax cash flow: $-503/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good exterior and interior. It has a good roof and flooring, and the systems appear to be in good working order. The property has a good curb appeal and would benefit from a fresh coat of paint and landscaping.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value
• Rental Replace garage door seals — Improves energy efficiency and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Rental Replace garage door seals — Improves energy efficiency and reduces maintenance costs ↑

ⓘ 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 — 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

1 event — show timeline

• 2025-09-19 Listed $228,990 Zillow